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Clear-sighted Inspections

http://www.inspecthumboldt.com
mark@inspecthumboldt.com
(707) 280-8417
Inspector: Mark Friedrich

Summary

Client(s):  John S.
Property address:  Trinidad, CA
Inspection date:  Monday, November 19, 2018

This report published on Tuesday, January 29, 2019 8:05:04 PM PST

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.

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 only involves a minor expense
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
CommentFor your information


Grounds
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.

Roof
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.

Exterior
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.

Garage or Carport
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.

Interior, Doors and Windows
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.

For example:
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.

For example:

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.

Bathroom
28) Comment - The caulk or grout around the bathtub was discolored. The joint appeared water tight. This appears to be a cosmetic concern.

Bathroom, Guest Bedroom
29) Repair/Replace, Evaluate - The toilet was loose where it attached to the floor. Recommend that a qualified contractor evaluate the floor and toilet and repair as necessary.

Panels.
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.

Electrical
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.

Water Heater
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.

Heating, Ventilation and Air Condition (HVAC)
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.

Fireplaces, Stoves, Chimneys and Flues
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.

Attic and Roof Structure
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.

Crawl Space and Foundation
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.