This report published on Tuesday, January 29, 2019 8:05:04 PM PST
Congratulations on buying your new home.
The process can be stressful, A home inspection is supposed to give you peace of mind, but often has the opposite effect. You will be asked to absorb a lot of information in a short time. This often includes a written report, checklist, environmental reports, and what the inspector himself says during the inspection. All this combined with the sellers disclosure and what you notice yourself makes the experience even more overwhelming. What should you do?
Relax. Most of your inspection will be maintenance recommendations, life expectancy and minor imperfections. These are nice to know about. However, the issues that really matter will fall into four categories: 1. Major defects. An example of this would be significant structural failure. 2. things that may lead to major defects. A small water leak coming from a piece of roof flashing, for example. 3. things that may hinder your ability to finance, legally occupy, or insure the home. Structural damage caused by termite infestation, for example. 4. safety hazards. Such as lack of GFCI– Protection
Anything in these categories should be corrected. Often a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4).
Most sellers are honest and are often surprised to learn of defects uncovered during the inspection. Realize that sellers are under no obligation to repair everything mentioned in the report.
Keep this in perspective. Don't kill your deal over things that don't matter. It is inappropriate to demand that a seller address deferred maintenance, conditions already listed on the sellers disclosure, or nit-picky items
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:
Poses a safety hazard
Correction likely involves a significant expense
Recommend repairing or replacing
Recommend repair and/or maintenance
Correction only involves a minor expense
Recommend ongoing maintenance
Recommend evaluation by a specialist
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 https://www.reporthost.com/glossary.asp
1) - For a copy of the Standards of Practice for Clear-sighted Inspections please visit the link below. This very important document lists clearly what is and what is not included in this home inspection.
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete
2) Safety, Repair/Maintain - Cracks, settlement and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards. for example by some combination of either/or grinding the high spot down and ramping the low spot up with patch material.
3) Repair/Maintain, Evaluate - The home sits on a slope. Downslope settlement was observed. Recommend taking steps to stabilize the house. For example, retaining walls and reducing erosion.
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life
Estimated age of the roof covering material: Beyond lifespan 25-30 years old
Roof surface material: Asphalt or fiberglass composition shingles
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 was significantly deteriorated and appeared to be at or beyond its service life. It needs replacing now. This is a conducive condition for wood-destroying organisms. Consult with a qualified contractor to determine replacement options. 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 - One or more pipe flashings were split or cracked. Recommend sealing the cracks with a roofing compound now and replacing the flashings at an opportune time such as when the time comes that the shingles are replaced.
6) Repair/Replace - Roof incomplete in some areas.
7) Repair/Maintain - One or more roof flashings were corroded. Leaks can occur 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 gutters and/or downspouts were incomplete 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.
9) Maintain - Debris such as leaves, needles, seeds, etc. have accumulated on the roof surface. Water may not flow easily off the roof, and can enter gaps in the roof surface. Recommend cleaning debris from the roof surface now and as necessary in the future.
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Open
GFCI outlets present on the exterior?: Yes
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Wall inspection method: Viewed from ground
Condition of Exterior walls and Trim: Requires repair, replacement or evaluation
Apparent wall structure: Wood frame
Wall covering: Wood
11) Safety, Repair/Replace - 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.
12) Repair/Replace, Evaluate - Deterioration was found in decking boards and/or support posts at one or more decks or porches. Recommend that a qualified contractor evaluate and repair as necessary.
13) Repair/Replace - Some sections of siding and/or trim were deteriorated. Recommend that a qualified person repair, replace or install siding or trim as necessary.
14) Repair/Maintain - Soil was in contact with or too close to untreated wooden deck, porch or balcony substructure components. This is a conducive condition for wood-destroying organisms. Clearances to soil should be as follows:
12 inches below beams
18 inches below joists
6 inches below support post bases and other wood components
15) Repair/Maintain - Soil was in contact with or too close to siding, trim or structural wood. This is a conducive condition for deterioration. Recommend grading or removing soil as necessary to maintain an adequate clearance.
16) Maintain - Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can retain moisture against the exterior after it rains. This is a conducive condition for deterioration. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
17) Maintain - The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or re-stain the building exterior where necessary and per standard building practices.
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 4 total
Condition of garage floor: Appeared serviceable
18) Major defect, Repair/Replace - Major cracks were observed in the large grow garage in back. This appears to be a significant structural concern. Recommend having a qualified contractor evaluate the slab foundation.
19) Comment - Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Wood, Glass panel
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Wood, Single-pane
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall or plaster
Ceiling type or covering: Drywall or plaster
Condition of flooring: Appeared serviceable
Flooring type or covering: Wood or wood products
20) Major defect, Repair/Replace - Glass in all skylights was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
21) Major defect, Repair/Replace - Structural damage was observed on the back deck of the main house. recommend repair or replacement.
22) Repair/Replace, Minor defect - Missing trim was observed in one or more areas. Recommend replacing trim as needed.
23) Repair/Replace - Deterioration from water was found at one or more exterior doors and/or door jambs. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
24) Repair/Replace - One or more windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
Throughout the home
25) Repair/Maintain - One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.
For example: Back bedroom
26) 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. If the client wishes, they may have a licensed contractor investigate further.
27) - One or more doors rubbed the floor when opened; this can damage the floor covering material and also reduce air circulation needed to evenly distribute comfort heating. Recommend increasing the distance from the bottom of the door to the floor to about 1". For example, by trimming the bottom of the door and sealing the newly exposed edge.
30) Safety, Repair/Maintain - One or more slots where circuit breakers are normally installed were open in panel(s) #B. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing. For example, plastic clips can be purchased at the local hardware store and pressed into the opening.
31) Safety - The electrical system was modified for a grow. The modifications were fairly well, done. Some work will be required to remove modifications if desired. Any modifications left intact should be looked at by an electrician.
32) Safety, Repair/Replace, Evaluate - The home was formerly wired with knob and tube wiring, The inspector did not find any energized knob and tube wiring during the inspection.
33) Safety, Minor defect - Wires that were exposed and not properly terminated were seen in the attic and/or exterior. Recommend terminating the wires with wire nuts and placing them in a permanently mounted junction box with a cover plate.
Pressure/Temperature blow off valve installed: Yes
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
34) Minor defect, Comment - The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be at this age. I've seen water heaters last 30 years. Recommend budgeting for a replacement sometime in the future.
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Propane
Location of forced air furnace: Crawl space
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): Hallway, Ceiling
Condition of forced air ducts and registers: Required repair, replacement and/or evaluation (see comments below)
Condition of burners: Appeared serviceable
Type of combustion air supply: Vent(s) to exterior
Condition of controls: Appeared serviceable
35) Repair/Replace - One or more heating or cooling ducts in an unconditioned crawl space were not insulated, or the insulation was damaged or deteriorated. This can result in reduced energy efficiency. Recommend that a qualified person repair per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8.
36) Evaluate - The inspector could not get split unit to work. Recommend further evaluation.
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 wood-burning fireplaces, stoves: Appeared serviceable
Wood-burning fireplace type: Masonry
Wood-burning stove type: Freestanding
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Wood-burning chimney type: Masonry
37) Repair/Replace - One or more masonry chimney crowns were worn. Crowns are meant to keep water off of the chimney structure and prevent damage from freeze-thaw cycles. Chimney crowns are commonly constructed by mounding concrete or mortar on the top chimney surface, however this is substandard. A properly constructed chimney crown should:
Be constructed using either precast concrete slabs, cast-in-place steel reinforced concrete, solid stone, or metal
Be sloped down from the flue a minimum of 3 inches of fall per foot of run
Extend a minimum of 2 1/2 inches beyond the face of the chimney on all sides
Not directly contact the flue liner (if installed), with the gap filled with flexible caulk
Have flashing installed between the bottom of the crown and the top of the brick chimney
Recommend that a qualified contractor repair or replace crowns as necessary, and per standard building practices.
38) Repair/Maintain - Tree branches were observed that were too close to the chimney. Recommend trimming tree back to a safe distance.
39) Evaluate - Chimney capped recommend servicing chimney before purchase and before using it.
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Cellulose loose fill
Approximate average depth of insulation: 6-10”
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Gable end vents
40) Repair/Maintain - One or more attic or roof vent screens were missing, deteriorated or substandard. Recommend that a qualified person replace or repair screens as necessary to prevent birds or vermin from entering the attic.
41) Minor defect - Minor rodent damage was observed.
42) - The bathroom vent vented to the attic. The purpose of these vents are to get moisture out of the house. Recommend venting these to the outside through the roof or out the wall.
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Required repairs, replacement and/or evaluation (see comments below)
Condition of vapor barrier: Required repairs, replacement and/or evaluation (see comments below)
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: with vents
Condition of foundation and footings: Required repairs, replacement and/or evaluation (see comments below)
Apparent foundation type: Post and pier, Partial perimeter
Foundation/stem wall material: Poured in place concrete, Post and pier construction, no stem wall
43) Repair/Replace, Evaluate - One or more isolated footings or sections of footings or foundations were undermined. Soil has either eroded out from underneath or has been excavated too close to these areas. Standard building practices typically require undisturbed soil to extend at least a foot horizontally out from the edge of footings and then slope down no more steeply than 45 degrees. Otherwise soil can collapse from beneath the footing(s). Recommend that a qualified contractor or engineer evaluate and determine what repairs if any should be made. If repairs are needed, a qualified contractor should make them.
44) Repair/Maintain - The vapor barrier in areas of the crawl space was loose or askew. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified person replace or repair the vapor barrier where necessary and per standard building practices.
45) Repair/Maintain - Under-floor insulation was missing in some areas. This may result in reduced energy efficiency. Recommend that a qualified person repair or replace insulation as necessary.
46) Evaluate - Sheet metal retaining wall under house. This is not ideal but appears to be holding. If the buyer wishes to do so they may have a specialist evaluate this area.
47) - Foundation on grow house undermined
This report is the property of Clear-sighted Inspections and our client. Clear-sighted inspections is not responsible for misinterpretations by 3rd parties. The report is not transferable. The inspection was performed according to Clear-sighted Inspections Standards of Practice, which is available prior to inspection.