Concerns are shown and sorted according to these types:
|Safety||Poses a safety hazard|
|Repair/Replace||Recommend repairing or replacing|
|Repair/Maintain||Recommend repair and/or maintenance|
|Maintain||Recommend ongoing maintenance|
|Evaluate||Recommend evaluation by a specialist|
|Monitor||Recommend monitoring in the future|
|Comment||For your information|
|Conducive conditions||Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)|
Exterior and Foundation
3) Repair/Replace, Monitor - The masonry (brick) veneer had narrow cracks in various locations that appeared to be from normal house-settling. Recommend installing a complete gutter system with downspout extensions (to divert rainwater away from foundation), sealing cracks, and monitoring for future movement.
4) Repair/Replace - Some sections of siding, trim, doors, etc. were deteriorated or missing. Recommend that a qualified person repair or replace as needed.
5) Repair/Replace, Conducive conditions - One or more gutters and/or downspouts were incomplete and debris had accumulated in gutters or downspouts and on roof surface. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. Water may not flow easily off the roof, and can enter gaps in the roof surface. These are conducive conditions for foundation issues, leaks, and wood-destroying organisms. Recommend that a qualified person repair and clean gutters and downspouts.
Attic and Roof Structure
7) Safety, Repair/Maintain, Evaluate - One or more recessed "can" lights were installed in the attic and were in contact with insulation. The inspector was unable to find a label or markings that indicated that these lights are designed to be in contact with insulation. If lights are not "IC" rated then this is a fire hazard. Recommend further evaluation by a qualified contractor to determine if these lights are rated for contact with insulation. If they aren't, or if their rating can't be determined, then recommend that a qualified person make permanent repairs as necessary, for example by installing shields around lights or moving insulation 3 inches away from all sides of lights.
8) Repair/Replace, Evaluate - A water stain with an elevated level of moisture was found on the back (west) side of the attic beside a plumbing vent pipe (near the attic entrance). The stain appears to be due to an active roof leak at the pipe flashing. Recommend that a qualified contractor evaluate and repair as necessary.
9) Repair/Replace - One or more support posts in the attic were loose. Recommend that a qualified person re-attach.
12) Safety, Repair/Replace - One or more branch circuit wires in panel A appeared to be undersized for their circuit breakers. This is a potential fire hazard. Recommend that a qualified electrician repair as necessary.
13) Safety, Repair/Replace - One or more Ground Fault Circuit Interrupter (GFCI) receptacles (outlets) wouldn't trip at the exterior, kitchen, and Hall Bathroom. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary.
14) Safety, Repair/Replace
- Smoke alarm in Master Bedroom was missing its cover, and was not functional. Recommend replacing this alarm and any 10 years old or older. For more information, visit: http://www.reporthost.com/?SMKALRM
15) Safety, Repair/Maintain - One or more cover plates for receptacles (outlets) and junction boxes were missing. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
16) Repair/Replace - The Hall Bathroom light switch worked in intermittently. Recommend a qualified person replace.
23) Safety, Repair/Replace - The water heater did not have earthquake straps or struts installed. This is a potential safety hazard in the event of an earthquake due to the risk of the water heater tipping over and/or gas lines breaking. Leaks can also occur in water-supply pipes. Recommend that a qualified person install earthquake straps or struts as necessary and per standard building practices.
24) Safety, Repair/Replace - The drain line for the water heater's Temperature/Pressure Relief (TPR) valve was made from PVC plastic pipe. This material is not rated for high temperature and pressure, and poses a safety hazard. A qualified plumber should repair per standard building practices, for example by replacing the PVC drain pipe with rigid copper or CPVC plastic pipe.
25) Safety, Repair/Maintain, Evaluate - The water heater burner flame was not completely blue in color. Various conditions can cause incorrect flames (not blue, noisy, floating) including incorrect drafting, dirty burner orifices, and improper gas pressure. Recommend that a qualified contractor evaluate and repair as necessary.
- The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit: http://www.reporthost.com/?SCALD
27) Repair/Replace, Evaluate - Scorch marks were visible on the water heater casing above or around the combustion chamber opening. This may be a sign of a loose or missing inner flame shield, improper venting, an improperly positioned burner, or other problems. Recommend that a qualified contractor evaluate and repair if necessary.
Heating, Ventilation and Air Condition (HVAC)
29) Safety, Repair/Replace, Evaluate - Based on the location and the visible venting, the furnace appeared to have a substandard source of combustion and/or dilution air. All gas and oil-fired appliances require adequate air for combustion, dilution, and ventilation. This is a potential safety hazard and may result in combustion fumes entering living spaces. Recommend that a qualified HVAC contractor evaluate and repair per standard building practices
Fireplaces, Stoves, Chimneys and Flues
35) Safety, Repair/Replace - The gas supply shut-off valve for the "log lighter" burner was inside the fireplace's firebox. The valve may be inaccessible in the event of a malfunction or a blaze inside the firebox. This is a potential safety hazard. Such valves should be located outside the firebox, but close enough so that you can operate them while igniting the log lighter. Recommend that a qualified contractor repair per standard building practices.
36) Safety, Repair/Maintain - The B-vent metal flue pipes for the water heater and the gas furnace were too close to combustible materials and/or insulation in the attic. This type of vent requires a minimum of one-inch clearance to such materials. This is a fire hazard. Recommend that a qualified person repair as necessary, for example by moving insulation, moving the flue pipe, installing a shield or making modifications to surrounding structures.
37) Safety, Maintain - The prefabricated firebox was sealed at the top (no flue). Only vent-free gas logs (or electric) would be safe to use here. Recommend client verify that these logs are vent-free, and review all available documentation for gas-fired fireplaces. Depending on how they are operated (for routine heating versus ambiance), such appliances may need servicing annually or every few years.
38) Repair/Replace, Evaluate - The gas fireplace logs did not respond to normal controls (e.g. on/off switch, thermostat, remote control) and were not fully evaluated as a result. The control-knob appeared to need repair, and the pilot light was turned off. The inspector only operates normal controls and does not light pilot lights or operate gas shut-off valves. Consult with the property owner, review all documentation for such gas appliances, and become familiar with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.
39) Repair/Replace - The dishwasher appeared to be inoperable. Recommend that a qualified specialist repair or replace as necessary.
Bathrooms, Laundry and Sinks
41) Repair/Replace - The bathtub drain stopper mechanism for the jetted tub did not function as designed. Recommend that a qualified person repair or replace as necessary.
Interior, Doors and Windows
43) Repair/Replace - Deadbolts on one or more doors were inoperable. Recommend that a qualified person repair as necessary.
44) Repair/Replace - Glass in one or more windows was cracked. Recommend that a qualified contractor replace glass where necessary.
45) Repair/Replace - Screens were missing from many windows. These windows may not provide ventilation during months when insects are active. Also, the front doorbell did not function. Recommend repairing or replacing.
46) Repair/Replace - One or more interior walls and/or trim were damaged. North wall in Den had elevated level of moisture. Recommend that a qualified person repair as necessary.