Summary

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.

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.

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.

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.

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.

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.

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.

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.

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

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.

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.

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.

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..

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

37) Repair/Maintain, Minor Defect - Damaged/deteriorated insulating cover at exterior HVAC lines.

Recommend: Replace 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.

39) Repair/Maintain - The sink drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.

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.

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.

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.

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.

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.

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.

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.

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

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

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.

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.

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.

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.

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.

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.

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.

60) Repair/Maintain - Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.

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 .