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http://www.APEhomeInspection.com
mark@apehomeinspection.com
(757) 810-3136
117 Peyton Road 
Williamsburg VA 23185-5526
Inspector: Mark Masengale
Virginia DPOR License #3380000857 w/NRS Specialty
Virginia Business License #007019 (JCC)

Property Inspection Report

Client(s):  John & Jane Samples
Property address:  123 Sampler Drive
Williamsburg, Virginia
Inspection date:  Friday, January 23, 4567

This report published on Tuesday, September 17, 2019 1:33:49 PM EDT

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.

How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
SafetyPoses a safety hazard
Major DefectCorrection likely involves a significant expense
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
Minor DefectCorrection likely involves only a minor expense
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist or qualified contractor
MonitorRecommend monitoring in the future
ServiceableItem or component is in serviceable condition (The inspected item was functional or adequate - based on what your inspector could access, evaluate , operate, etc.)
CommentFor 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 https://www.reporthost.com/glossary.asp

Table of Contents

General Information
Roof & Gutter System
Exterior and Foundation
Crawl Space
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater(s)
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Grounds

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Attachments
apeagreementcopy.pdf

General Information
Table of contents
Report number: 012314-1
Time started: 9:00
Time finished: 11:45
Type of building: Single Family detached
Number of residential units inspected: 1
Age of main building: 1991
Source for main building age: Property owner, Municipal records or property listing
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Hot (Temperature over 75°F)
Payment method: Credit Card
Front of building faces (for the purpose of this report): North
Occupied: No
1) Serviceable, Comment - ****NOTE THAT THIS IS A SAMPLE REPORT.
No - this is NOT an actual report of the worst home ever. This sample shows conditions from a mixture of random inspections and reports. This sample report is intended to give you an example of areas/components evaluated during your home inspection, various information related to the building, conditions that may be found during a General Home Inspection, various limitations, and how information will be presented to you through an All Property Evaluations Inspection Report.
2) Comment - In this report you may see the terms "Qualified Contractor" or "Qualified Person".
FAQ: "What is meant by the term 'Qualified Contractor"?
A qualified contractor is a contractor that has all required qualifications to perform the repair or service for which they are hired to perform. Such as proper active licensing, any required active certifications related to the specific repair or service they will perform, and proper insurance where required. This should include the actual individual who is on-site and performing the work "hands-on".
It is strongly suggested that the client/owner use due diligence in assuring that any contractor they may contact or hire is a Qualified Contractor.
FAQ: "What is meant by the term 'Qualified Person"?
This term is typically used in relation to repairs that do not necessarily require a contractor. A qualified person is someone such as a "Handyman", Building maintenance person, or other individual that has the knowledge/experience to perform the repair correctly. Such as: replacing weather-strips, changing lightbulbs, removal of debris, pruning vegetation, etc.
3) Comment - Note: The term "Representative photo" indicates that the photo shown depicts an example of multiple instances of the same problem/failure/condition.
Roof & Gutter System
Table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Traversing of roof is at the discretion of the inspector, and is often limited by roof pitch, building height, and safe access. Most commonly the roof will be evaluated from the ground with sight scopes, at gutter edges, or overlooking windows. Roofing typically is not traversed and walked upon by the inspector. Note that the inspector does not provide an estimate of ACTUAL remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be required to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.Please Note: Your roof cover (including flashings, sealants, and fasteners) is not foolproof. Regardless of the roof cover's age, at any given moment (and particularly during heavy winds, storm conditions, ice or snow), areas of your roof may fail temporarily, intermittently, or have substantial damage requiring repair. It is suggested that the homeowner use due diligence in regularly inspecting your roof, particularly after significant weather events or after obvious impact by trees or limbs (such as viewing from exterior and/or attic, viewing interior ceilings) OR have your roof periodically inspected by a qualified contractor.
Roof inspection method: Main Building, Viewed from eaves on ladder, Viewed from ground, Viewed from ground with sight scope
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Estimated Roof Age (based on visible condition - NOT estimated "years old" or "years remaining"): Third Third (3/3). As in: Time between when roof shows signs of advanced wear and such time that roof needs full replacement.
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
4) Major Defect, Repair/Replace, Evaluate - The roof surface appeared to be in the 3rd-third of its service life and will likely require replacement in the near future and/or even if repairs are made now.

Includes: heavily worn shingles, lifted or curled shingles, signs of advanced degranulation of shingles, various missing or spot-repaired shingles.

Recommend: Full evaluation by a qualified roofing contractor, discussing replacement options with a qualified contractor, and budgeting for a replacement roof surface now or in the near future.

Note that some structural repairs are often needed after old roof surfaces are removed and the structure becomes fully visible. Related roofing components such as flashings and vents should be replaced or installed as needed and per standard building practices.
Photo
Photo 4-1 Various missing shingles. Various "spot" repairs.
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Photo 4-2 Worn/curled/lifted shingles at roof cover.
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Photo 4-3 
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Photo 4-4 
5) Repair/Replace, Evaluate - Chimney crown /chase flashing (aka:flaunching) were loose and/or substandard.
Refer to: Open gaps at flashing seams.
Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary.
Photo
Photo 5-1 
6) Repair/Replace - One or more metal, rubber, or neoprene pipe flashings were loose or lifting. Leaks can result from windblown rain. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary to prevent leaks. For example, by nailing flashings down and sealing as necessary.
Photo
Photo 6-1 Deflected/lifted flashing at exhaust stack.
7) Repair/Maintain - One or more gutters were leaking and/or damaged. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Photo
Photo 7-1 Rear gutters - gutter caps missing - debris present at gutters/downspouts.
Photo
Photo 7-2 Previous damaged area at rear gutters.
Exterior and Foundation
Table of contents
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars/ sight scope from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground, with binoculars/sight scope
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Vinyl, solid brick
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): Concrete
8) Repair/Maintain - One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.

NOTE: Open-air gaps present in metal trim wrap at various areas of exterior.
Photo
Photo 8-1 Detached soffit and fascia wrap (pic 1). Located at west-end upper elevation (dormer).
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Photo 8-2 Detached soffit and fascia wrap (pic 2). Located at west-end upper elevation (dormer).
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Photo 8-3 Representative photo - gap area in exterior aluminum wrap.
9) Repair/Maintain - Unusual install of replacement vinyl window at west-end of building. Installed with uninsulated exterior gap below window frame.
Recommend: Proper correction as necessary by qualified contractor.
Photo
Photo 9-1 Open gap below vinyl replacement window.
10) Maintain - Trees were in contact with or were close to the building at one or more locations. Damage to the building can occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove or prune trees as necessary to prevent damage to the building exterior.

NOTE: Tree overhanging and making contact with roof cover at west-end of building.
Photo
Photo 10-1 Overhanging tree at west-end roof.
11) Maintain - Caulk was missing, deteriorated, substandard in some areas. For example, around windows, around doors, at siding butt joints, at siding-trim junctions. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/?CAULK

NOTE: FYI: It appears that interior (latex-type) caulk was used for previous sealing/repairs at exterior components. This type of caulk will typically shrink and/or deteriorate under exterior conditions of heat/moisture/weather. Consider using proper exterior materials on future repairs/sealing.
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Photo 11-1 Representative photo - gap areas around exterior window frames.
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Photo 11-2 Representative photo - gap areas around exterior window frames.
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Photo 11-3 Representative photo - gap areas at brick/vinyl creases.
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Photo 11-4 Representative photo - gap areas around exterior window frames.
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Photo 11-5 Representative photo - gap areas around exterior vehicle door frame.
Crawl Space
Table of contents
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.

The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
12) Repair/Replace, Evaluate - Standing water was found at one or more locations in the crawl space. Water from crawl spaces can evaporate and enter the structure above causing high levels of moisture in the structure. This is a conducive condition for wood-destroying organisms. While a minor amount of seasonal water is commonly found in crawl spaces, significant amounts should not be present.

Rain runoff is the most common cause of wet crawl spaces, but water can come from other sources such as groundwater or underground springs. Recommend that a qualified person correct any issues related to outside perimeter grading and/or roof drainage (see any other comments about this in this report). If standing water persists, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typically such repairs include:
  • Repairing, installing or improving underground footing and/or curtain drains
  • Applying waterproof coatings to foundation walls
  • Digging trenches in the crawl space to collect or divert water
  • Installing sump pumps
Photo
Photo 12-1 Heavy moisture and standing water at crawlspace.
Attic and Roof Structure
Table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access (such as areas with no flooring/decking); areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing. Note: Some areas or conditions of the attic, such as signs of water intrusion at roof components, may be described in the "Roof" section of this report.
Attic inspection method: Traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass loose fill
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Enclosed soffit vents
Attic access: Pull-down stairs, Ceiling hatch
13) Repair/Replace - There is a mechanical (electrical) ventilation fan located at attic. At time of inspection this fan is not functioning or shows signs of significant damage.
Refer to: Fan does not operate under field test.

Recommend: Proper repair or replacement as necessary by qualified contractor.
14) Repair/Replace - One or more exhaust fans in the attic had no duct to route the exhaust air outside. As a result, conditioned air will enter the attic when the fan is operated. This can result in excessive moisture in the attic.
Refer to: Two total exhaust fans.

Recommend that a qualified contractor install ducting per standard building practices. Typically, this includes a duct with R-4 rated insulation permanently attached to a vent hood or cap installed on the roof or at an exterior wall.
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Photo 14-1 
Photo
Photo 14-2 
15) Comment - There are one or more areas of roof sheathing with dry stains (no active moisture or elevated moisture content at time of inspection).
The condition may be the result of a previous roof leak or flashing failure.
No obvious signs of recent repairs.

Recommend: Check with owner as to cause of leakage and to confirm that proper professional repairs have been made, such as proper repairs of flashings and/or sealants.
At time of inspection - these areas appear functional with no signs of collapse, however owner should assure replacement of these materials during any future roof replacement.
Photo
Photo 15-1 
Garage or Carport
Table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): No
Condition of garage interior: Appeared serviceable
Garage ventilation: None visible
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.The inspector does not measure, estimate, or otherwise determine whether the garage is of adequate size (length, width, height) to accommodate your vehicle(s) (such as: vehicles of any particular size or type). It is recommended that you use due diligence to assure that the garage, carport, or parking areas are sufficient for your purposes and/or are as described by the seller, builder, or other.Shelving units, overhead storage, lofts, or any storage system(s) are not included in this inspection.
Concerning automatic garage door openers: The inspector tests the opener(s) using the mounted wall switch. No garage door remotes are tested. Client/owner should procure any available remotes and confirm that remotes are operable.
16) Safety, Repair/Replace - The pull-down attic stairs installed in the attached garage ceiling had no visible fire-resistance rating. Current standard building practices call for wooden-framed ceilings that divide the house and garage to have a fire-resistance rating. Installing pull-down attic stairs intended for interior spaces compromises the ceiling's fire resistance. Recommend that a qualified person repair as necessary to restore the ceiling's fire resistance. For example, by modifying, replacing or removing the stairs. Note that commercially made, fire resistance-rated stairs are available. For more information, visit:
http://www.reporthost.com/?FIREATTSTR

NOTE: No "Fire Rated" or "Garage Rated" tags/decals/emblems present on this equipment.
Photo
Photo 16-1 Pull-down attic stairs at garage - not fire rated or "garage rated" as required. Loosely installed.
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Photo 16-2 Pull-down attic stairs at garage - not fire rated or "garage rated" as required. Loosely installed.
17) Safety, Repair/Maintain, Evaluate - The auto-reverse mechanism on one or more automatic openers for garage vehicle doors was inoperable. This is a potential safety hazard. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
http://www.reporthost.com/?NRGD

Auto-reverse sensors - not functioning.
Photo
Photo 17-1 Vehicle door - auto reverse sensors not functioning.
18) Safety, Repair/Maintain - Automatic door opener - wall mounted control switch:
Improper and unsafe location of wall switch.
Wall switch is required to be mounted within sight of the vehicle door, and at a minimum height of five feet.

Refer to: Wall switch presently located around corner and out of sight of vehicle doors.

Recommend: Proper placement of wall switch by a qualified person..
Photo
Photo 18-1 
19) Repair/Replace, Evaluate - One or more automatic door openers were noisy. Recommend that a qualified contractor evaluate and repair or replace opener(s) as necessary.

NOTE: Heavy vibration of door at open/close.
20) - The pull-down stairs located at the garage are loosely installed. Very shaky when handled. Mounted hinge hardware is loose and missing screws. Folding hinge hardware appears lightweight, with protruding oversized hardware.
Recommend: Proper professional repair of all.
Photo
Photo 20-1 Pull-down attic stairs at garage - not fire rated or "garage rated" as required. Loosely installed.
Photo
Photo 20-2 Representative photo: Pull-down attic stairs at garage - not fire rated or "garage rated" as required. Loosely installed. Various areas with missing support hardware.
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 2
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 150
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Building exterior
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: Yes
Smoke alarms installed: Yes
Carbon monoxide alarms installed: Yes, but not tested
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years or as otherwise suggested by device manufacturer. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed qualified electrician.
21) Safety, Repair/Replace, Evaluate - One or more electric receptacles (outlets) at the bathroom(s), laundry sink, garage had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
http://www.reporthost.com/?GFCI

NOTE: No GFCI protection in all areas described.
22) Safety, Repair/Replace - Resettable GFCI - located at kitchen counter has been painted over. This has damaged and compromised the functionality of this safety feature.
Recommend professional replacement.
Photo
Photo 22-1 GFCI resettable outlet - painted over. (Kitchen counter)
23) Safety, Repair/Replace - Wire splices were exposed and were not contained in a covered junction box. This is a potential shock or fire hazard.
Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.

Refer to: Multiple instances at various areas of attic.

Photo
Photo 23-1 
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Photo 23-2 
24) Safety, Repair/Maintain - No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.reporthost.com/?COALRM
25) Safety, Maintain - Loose/detached wiring present at crawlspace.
Recommend: Evaluation and correction by qualified electrical contractor. Such as: Proper safe organizing and securing of wiring as necessary.
Photo
Photo 25-1 Loose/detached electrical wiring at crawlspace.
26) Repair/Maintain, Evaluate - The legend for circuit breakers or fuses in panel(s) #A was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.

Refer to: No circuits/breakers labeled in panel; breakers no identified on panel legend.
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Photo 26-1 
27) Monitor, Comment - Recommend: Test all smoke/heat/CO detectors prior to occupancy.
Plumbing / Fuel Systems
Table of contents
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Water pressure (psi): 39
Location of main water shut-off: Laundry room
Condition of supply lines: Appeared serviceable
Supply pipe material: Polybutylene
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Waste pipe material: Plastic
Condition of waste lines: Appeared serviceable
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Condition of fuel system: Not determined (gas service off or no fuel oil)
Visible fuel storage systems: None visible
Location of main fuel shut-off valve: At gas meter
28) Repair/Replace, Evaluate - The water supply pressure was below 40 pounds per square inch (PSI), and the flow appeared to be inadequate. 40-80 PSI is considered the normal range for water pressure in a home. The inspector performed a pressure gauge test (at exterior hose-bib), and a "functional flow test" during the inspection, where multiple fixtures are run simultaneously, and found there to be low flow. For example, the shower flow decreased significantly when the toilet was flushed. Recommend that a qualified plumber evaluate and repair or make modifications as necessary.
29) Evaluate, Monitor - As accessible and visible, it is apparent that this home is plumbed (either partially or fully) with Polybutylene (PB) piping.
Although at time of inspection, there were no active leaks or failures detected (as related to PB materials), it is still recommended that these materials be monitored by the homeowner/occupant on a regular basis - and periodically evaluated by a qualified plumbing contractor to assure no leakage or failure.
As Polybutylene is known within the plumbing industry to be problematic, with a history of failures - homeowner(s)/occupants should be advised that this material may or may not fail (causing damage to property), and replacement of these materials (with updated, conventional materials) will reduce or remove this risk.
This general home inspection cannot determine the presence or condition of PB that is not readily accessible/visible (e.g. in walls, ceilings, floors, etc.), nor can this inspection predict the "lifespan" or future failure of PB or any plumbing materials.
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Photo 29-1 PB plumbing present.
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Photo 29-2 PB plumbing present.
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Photo 29-3 PB plumbing present.
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Photo 29-4 PB plumbing present.
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Photo 29-5 PB plumbing present.
Water Heater(s)
Table of contents
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Required repair, replacement and/or evaluation (see comments below)
Make/Model Unit#1: *equipment & appliance manufacturers not named in this sample report
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Estimated age: 1996
Temperature-pressure relief valve installed: Yes
Location of water heater: Attic
Hot water temperature tested: Yes.
Condition of burners: Requires maintenance and/or service.
Condition of venting system: Appeared serviceable
30) Repair/Replace, Evaluate - Significant corrosion or rust was found at the supply pipes or fittings, shut-off valve. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and replace components or make repairs as necessary.
Photo
Photo 30-1 Deteriorated/corroded plumbing fittings at water heater.
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Photo 30-2 Deteriorated/corroded plumbing fittings at water heater.
31) Repair/Maintain, Evaluate - The TPR Valve drain for this gas-fired water heater (located at attic or upper floor) is installed and directed into the catch-pan, rather than being plumbed to the exterior ground of building through separate drainage system.
Note: Although this is a common configuration for water heaters located at main floor levels (e.g. garages, utility rooms, exterior closets), this configuration can be problematic at upper floors and attic areas - as the catch-pan and drain are often not capable of withstanding and containing large amounts of fast-moving water overflow. This general home inspection cannot determine the rating of this water heater catch-pan OR the equipment manufacturer's recommended installation procedures.
Recommend: Have this drainage system evaluated by a qualified plumber to assure proper configuration and sufficient components as required for safe and damage-free evacuation of TPR discharge and overflow.
Photo
Photo 31-1 
32) Repair/Maintain - The catch-pan located (under water heater) is not plumbed to the building exterior. The catch-pan is intended to trap minor-to-moderate water leakage caused by water heater equipment failure (e.g. failed inner-parts, rusted/deteriorated tank or casing, failed valves or plumbing).
Depending on location of a water heater (such as attics, utility or laundry rooms, or other interior living areas), overspill of this catch-pan may cause flooding to the immediate area - resulting in damage to floors, floor coverings, related wood components, and/or personal property.

Recommend: Attach proper drain to catch-pan and plumb drain to release at building exterior. Professional service suggested.

Refer to: Drain line is detached or incomplete.
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Photo 32-1 
33) Evaluate, Comment - The estimated useful life for most water heaters is 8-12 years.
Recommend: During course of recommended repairs (described above), have water heater evaluated by qualified contractor to assure that this equipment is in proper condition for safe efficient usage.

Water heater manufactured/installed 9/1996.
Heating, Ventilation and Air Condition (HVAC)
Table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: Unknown.
Condition of forced air heating/(cooling) system: Required repair, replacement and/or evaluation (see comments below)
Forced air heating system fuel type: Natural gas
Location of forced air furnace: Attic
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Required repair, replacement and/or evaluation (see comments below)
Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below)
Cooling system and/or heat pump fuel type: Electric
Type: Split system
Condition of controls: Appeared serviceable
34) Safety, Repair/Replace, Evaluate - Gas-fired furnace exhaust duct - detached from unit.
Recommend: Full evaluation of entire system by qualified HVAC professional.

NOTE: Do not operate this equipment until confirmed by qualified HVAC contractor as safe and proper for usage.
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Photo 34-1 Gas-fired furnace - detached exhaust duct.
35) Safety, Repair/Maintain, Evaluate - The last service date of the gas or oil-fired forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit:
http://www.reporthost.com/?ANFURINSP
36) Major Defect, Repair/Replace, Evaluate - Heavy corrosion/rusting/deterioration present at gas-fired furnace. Includes rusting and corrosion on burner jets. Signs of heavy water intrusion to inner and outer casing.
Recommend: Full evaluation of entire system by qualified HVAC professional and repair/replace as necessary for safe efficient production.

NOTE: Do not operate this equipment until fully repaired.
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Photo 36-1 Gas-fired furnace. Heavy deterioration and rust at inner casing, inner components, and burner jets.
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Photo 36-2 Gas-fired furnace. Heavy deterioration and rust at inner casing, inner components, and burner jets.
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Photo 36-3 Gas-fired furnace. Heavy deterioration and rust at inner casing, inner components, and burner jets.
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Photo 36-4 Gas-fired furnace. Heavy deterioration and rust at inner casing, inner components, and burner jets.
37) Repair/Maintain, Minor Defect - Damaged/deteriorated insulating cover at exterior HVAC lines.

Recommend: Replace insulating cover.
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Photo 37-1 Exterior HVAC Freon lines - deteriorated insulating cover.
38) Repair/Maintain - Significant productive air loss at air-handler casing and seams. Conditioned air releasing into attic space.

Recommend: Full evaluation of entire system by qualified HVAC professional.
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Photo 38-1 Air-handler: Productive air loss in various areas.
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Photo 38-2 Air-handler: Productive air loss in various areas.
Fireplaces, Stoves, Chimneys and Flues
Table of contents
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of gas-fired fireplace: Serviceable (Tested using remote & wall switch)
Gas fireplace or stove type: Metal pre-fab fireplace
Condition of chimneys and flues: Serviceable
Gas-fired flue type: Direct vent
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Any notes or comments regarding appliance Makes/Models are as a courtesy only. Areas and components behind or obscured by appliances, cabinetry, drawers are considered inaccessible and excluded from this inspection. The inspector does not remove or detach drawers, rotary shelves, etc. The inspector does not move or remove stored products or food stuff.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Cabinet or Under-Cabinet Lighting: Under-Cabinet or In-cabinet Lighting present and serviceable. Hard wiring hidden., Controlled by wall switch.
Condition of sinks and related plumbing: Requires maintenance/repair.
Condition of under-sink food disposal: Appeared serviceable
Disposal Make: InSinkerator
Condition of dishwasher: Appeared serviceable, Tested during inspection. Operated on "Rinse only" or "Light Load" setting.
Dishwasher Make/Model: Frigidaire
Condition of range, cooktop or oven: Appeared serviceable, Tested during inspection. (Range and oven(s) operated momentarily)
Range/Stove Make: Frigidaire
Range, cooktop or oven type: Electric. Free-standing
Anti-tip bracket present on freestanding range/oven?: Yes. Anti-tip bracket present (as visible).
Condition of refrigerator: Appeared serviceable, Tested during inspection. (Refrigerator/freezer tested for acceptable temperature)
Refrigerator Make: Samsung
Refrigerator Type: French Door, Thru-door ice and/or water delivery - Appears serviceable., Refrigerator includes icemaker - Appears serviceable
Condition of built-in microwave oven: Appeared serviceable, Tested during inspection. (Operated momentarily)
Microwave Make: Frigidaire
Type of ventilation: Built into microwave over range or cooktop, ducted to exterior
39) Repair/Maintain - The sink drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.
Bathrooms, Laundry and Sinks
Table of contents
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers, walk-in tubs, jet-tub features, presence of or efficiency of medicine/storage cabinets, or the condition of - or mounting of mirrors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Bathroom #A - Main Floor Full Bathroom: Full bath
Bathroom #B - Master Bathroom: Full bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Required repair, replacement and/or evaluation (see comments below
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Bathroom ventilation type: Spot exhaust fans
Scrub sink: Present. Appears serviceable.
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
Dryer exhaust duct connection present: Yes. Exhaust connection present.
Washer & Dryer: Washer appeared serviceable, Tested during inspection. Operated on short cycle., Dryer appeared serviceable, Tested during inspection. Operated on short cycle.
Washer Make: Maytag
Dryer Make: Maytag
40) Repair/Replace, Minor Defect - Tub spout - Bathroom #A.
Suggest: A qualified person should Caulk/seal at tub spout to prevent water intrusion to inner wall.
Photo
Photo 40-1 Caulk/seal tub spouts (both bathrooms) with proper materials to prevent water intrusion to inner wall.
41) Repair/Replace - The sink faucet valve or handles (cold water) at location(s) #B was damaged.
Refer to: Valve has no stop point and turns full circle. and/or drip leak at faucet

Recommend that a qualified plumber repair as necessary.
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Photo 41-1 
42) Repair/Replace - The handle for the toilet shut-off valve at location(s) #A was missing. Recommend that a qualified person replace or repair handles as necessary.
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Photo 42-1 
43) Repair/Maintain, Minor Defect - The bathtub drain stopper mechanism at location(s) #C was inoperable. Recommend that a qualified person repair or replace as necessary.

Master bathroom tub-stopper - damaged and not functional.
Photo
Photo 43-1 Damaged & nonfunctional tub-stopper at master bathroom.
44) Repair/Maintain - The exhaust fan at location(s) # was weak or slow. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.

Exhaust fan at master bathroom - clogged with dirt/debris.
Recommend: Proper cleaning.
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Photo 44-1 Exhaust vent at main full bathroom - clogged with dirt/debris.
45) Comment - Please Note:
There is a jetted tub present at bathroom #B.
At time of inspection, the jetted feature of this tub was tested momentarily (typically operated for a minimum of five minutes to assure apparent normal operation).
The jetted feature appears functional as tested.

This brief test was for visible function of this equipment only. No access panels were opened or removed. The condition of the pump(s), any related inner-parts, any related plumbing, or electrical components, are not within the scope of this general inspection.
Interior, Doors and Windows
Table of contents
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Wood
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Laminate, Tile
Type(s) of windows: Vinyl, Multi-pane, Single-hung
46) Repair/Replace, Evaluate - Condensation or staining was visible between multi-pane glass in one or more . This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.

Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.
Photo
Photo 46-1 Fogged window (broken seals). Located at family room rear wall.
47) Repair/Replace - One or more windows that were designed to open and close were stuck shut, difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
48) Repair/Maintain, Comment - Closet doors at bedroom - detached/off track.

Recommend: Proper repair as necessary.
Photo
Photo 48-1 Detached closet doors at bedroom.
49) Minor Defect - Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
http://www.reporthost.com/?ECC
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Property/Building Address plainly visible from street: Yes
Site profile: Minor slope
Driveway material: Poured in place concrete
Condition of sidewalk and/or exterior patio: Appeared serviceable
Sidewalk material: Poured in place concrete
Front:: Porch, Elevated below 30" from ground.
Front Porch/Deck/Balcony: Covered
Porch/deck/ or balcony material: Concrete, Masonry
Condition of decks, porches and/or balconies: Appeared serviceable
Rear: Deck, Elevated 30+" from ground.
Rear Porch/Deck/Balcony: Open, Attached to building
Porch/deck/ or balcony material: Wood
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood, Masonry
50) Safety, Repair/Replace - Rear of building: One or more deck or porch beams were not positively secured to the support posts below. Deck or porch beams are commonly and improperly connected to support posts by nailing or screwing beams to sides of support posts - which is inadequate and violates various local/state building codes. Decks and porches are subject to movement under live loads and require a positive connection between their support posts and beams. Beams should be positioned "lumber-to-lumber" directly atop of (or notched into) their support posts.
Recommend that a qualified contractor repair per standard building practices. For example, attaching beams to proper notched posts and securing with approved (size/length) thru-bolts with proper washers & nuts OR attaching beams to supports posts using approved Post-Caps secured with proper hardware.
Note: Qualified contractor should also confirm that support posts are properly sized (width x width) as required for deck or porch elevation.

Reference: IRC R507.7.1 / R507.8.1
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Photo 50-1 Representative photos.
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Photo 50-2 
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Photo 50-3 
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Photo 50-4 
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Photo 50-5 
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Photo 50-6 FYI: Example diagrams.
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Photo 50-7 
51) Safety, Repair/Replace - Stairway located at rear of building with drop-offs higher than 30 inches had open risers or riser gaps that were too large. Stairway risers should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter.
Recommend that a qualified contractor repair per standard building practices OR as required by building code.
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Photo 51-1 
52) Safety, Repair/Replace - Rear of building: A door swung outward over one or more sets of stairs, and either no landing was installed, or the landing didn't extend at least 20 inches beyond the outermost swing area of the door.
Recommend that a qualified contractor repair per standard building practices.
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Photo 52-1 
53) Safety, Repair/Replace - Side of building: Handrails at one or more flights of stairs were not graspable and posed a fall hazard. Handrails should be 1 1/4 - 2 inches in diameter if round, or 2 5/8 inches or less in width if flat. Recommend that a qualified person install graspable handrails or modify existing handrails per standard building practices.
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Photo 53-1 
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Photo 53-2 FYI: Example diagram.
54) Safety, Repair/Replace - Rear of building: Guardrails at one or more locations with drop-offs higher than 30 inches were missing. This poses a fall hazard. Guardrails should be installed where walking surfaces are more than 30 inches above the surrounding grade or surfaces below. Recommend that a qualified contractor install guardrails where missing and per standard building practices.
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Photo 54-1 
55) Safety, Repair/Maintain - Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the driveway, For safety reasons, recommend that a qualified contractor repair as necessary.
56) Safety, Repair/Maintain - Deck, porch, or balcony at Rear of building: Various support components - missing proper attachment hardware.
Such as: Nails used in place of thru-bolts, etc.
Recommend: Evaluation by qualified contractor and proper correction as required.

These conditions present at joists attachments and/or stairway stringer attachments
57) Safety, Repair/Maintain - Exterior brick stairs at front of building have deteriorated mortar and/or loose and/or detached bricks.

Recommend: that a professional Brick Mason, or licensed professional contractor who is qualified to perform masonry service, repair all affected areas. For example, by proper repointing (aka "tuck pointing") of mortar joints at all areas where mortar is missing, loose, deteriorated, and replacing broken or missing masonry units as necessary.
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Photo 57-1 
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Photo 57-2 
58) Repair/Replace, Evaluate - Rear of building: Fungal rot was found in decking boards at one or more decks or porches. Conducive conditions for this such as wood-soil contact should be corrected. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.
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Photo 58-1 
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Photo 58-2 
59) Repair/Maintain, Evaluate - Front of building: Gap areas present at porch concrete slab edges at one or more areas.
Recommend: Professional patching/sealing of all gapped areas with proper materials.
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Photo 59-1 
60) Repair/Maintain - Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.
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Photo 60-1 
61) Repair/Maintain - One or more open-gap control joints OR deteriorated control joint material present. (such as: no proper joint filler or sealer to prevent water/debris penetration.)

Recommend: Installation of proper joint fill materials (backer rod, fiber board, or other approved materials) by a qualified contractor.
62) Repair/Maintain - Rear of building: Soil was in contact with one or more wooden deck, porch or balcony support posts. This is a conducive condition for wood destroying organisms. Even if posts are made of treated wood, the cut ends below soil may not have been field treated. Recommend grading soil or repairing as necessary to prevent wood-soil contact.
63) Maintain - Surface cracking present at porch or patio concrete slab.
At time of inspection, cracking appears .

Thank You for your business. Any questions - please contact All Property Evaluations LLC.