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.)|
1) Safety, Comment
- Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:http://www.reporthost.com/?EPAhttp://www.reporthost.com/?CPSChttp://www.reporthost.com/?CDC
3) Repair/Replace - Cracks, broken concrete, settlement, etc. were found in driveway. Recommend that qualified contractor repair as necessary.
4) Repair/Replace - Deterioration was found in one or more support posts for the carport cover, and soil was in contact with one or more support posts for the patio cover. Even if posts are made of treated wood, the cut ends below soil may not have been field treated. Also, the attachment methods, if any, for the support posts for the carport and patio covers could not be determined. Posts may become dislodged if struck by a vehicle, etc. These are all potential safety hazards. Recommend that a qualified contractor repair as necessary.
Exterior and Foundation
6) Safety, Comment
- Based on the appearance of the siding and the age of this structure, the exterior siding material may contain asbestos. The EPA recommends leaving such siding in place and undisturbed, and maintaining a paint coat for encapsulation. Modern cement-based siding with no asbestos content, often with a similar appearance, is available for repairs when needed. The client should be aware that this siding may contain asbestos when considering repairing or replacing it. At that time or before if the client has concerns, consult with a qualified abatement specialist and/or testing lab. For more information, visit:http://www.reporthost.com/?AITHhttp://www.reporthost.com/?EPAASB
7) Repair/Replace - Some sections of siding, trim, etc. were damaged or deteriorated. Recommend that a qualified contractor repair or replace as necessary.
9) Repair/Replace, Evaluate
- Some buckling/sagging of roof decking was observed. This can be caused by several issues: moisture, ventilation, nailing, spacing, sheathing, etc. (see http://pattoncontracting.com/roofing-buckling.htm
). Jacking foundation may cause rafters to lift. Recommend having a qualified contractor evaluate and repair as needed.
10) Repair/Replace, Evaluate - The roof structure covering the carport and back side of the house (patio area) appeared to have been added after the house was built. The roof-line was sagging at the front of the house, and there was no access to this attic space in order to observe the construction method of the add-on roof (see Attic Section below). Recommend a qualified contractor evaluate and repair as needed.
11) Repair/Replace, Conducive conditions - Substandard installations of the roof shingles and flashing were found on the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms/rot. Asphalt or tar sealant had been applied to the roofing and flashing in one or more areas. This is a common practice to seal leaks, but requires maintenance. Recommend that a qualified contractor repair per standard building practices.
Attic and Roof Structure
12) Safety, Repair/Maintain, Evaluate - One or more recessed "can" lights were installed in the attic(s) and were in contact with insulation. The inspector was unable to find labels 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 safety/fire hazard. Recommend moving insulation at least three inches from sides of lights, installing shields around lights, or having further evaluation by a qualified contractor to determine if these lights are rated for contact with insulation.
13) Repair/Replace, Evaluate - An attic space greater than 30 inches in height appeared to exist in this building (above patio and carport areas), but no access point was found. Standard building practices require that access points be installed for attic spaces more than 30 inches in height for periodic evaluation. Recommend that a qualified contractor install attic an access point where missing and per standard building practices (e.g. adequate size, insulated, weatherstripped) and fully evaluate this attic space and roof structure. This area is excluded from this inspection.
14) Repair/Replace, Evaluate - Inside both attics, rainwater stains and/or deterioration were found on the roof sheathing. Stains were dry at time of inspection, per moisture meter. Recommend a qualified contractor repair sheathing and evaluate and/or repair leaks.
15) Repair/Replace, Evaluate - One or more sections of the roof structure appeared to have substandard ventilation. One or more gable end vents appeared to have been sealed and/or were missing, and no ridge vents were installed. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, result in sagging/buckling sheathing, and/or increase cooling costs. High levels of moisture are also likely to accumulate in the roof structure or attic, and can be a conducive condition for wood-destroying organisms. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation; often this means that both soffit vents and ridge or gable end vents are installed. Recommend that a qualified contractor evaluate and repair per standard building practices.
16) Repair/Replace, Monitor - The Master Bathroom exhaust fan in the attic had no duct to route the exhaust air outside. Warm, moist bathroom air will enter the attic when the fan is operated during showers or baths. This can result in excessive moisture in the attic insulation and attic. Recommend a qualified contractor install ducting per standard building practices.
17) Repair/Replace, Comment - The attic insulation appeared to have an R-value of approximately 11 in original attic and approximately 15 in back (north) attic, estimates only (varied across attics). R-38 is the recommended value.
18) Safety, Repair/Replace, Maintain
- Smoke alarms were missing from one or more areas. Additional smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level, and in any attached garage. For more information, visit: http://www.reporthost.com/?SMKALRM
Recommend client periodically test each smoke detector by using a smoke-test rather than by just pushing button on front of detector. Button only tests alarm-sound and not detector's ability to detect smoke. Recommend using both types of detectors, photo electronic and ionization, and replacing when 10 years old. For more information, see: http://www.reporthost.com/?SMKALRMLS
Also, carbon monoxide alarms were missing from some areas. This is a potential safety hazard. Current standards call for installing approved CO alarms on every level of the home, inside each bedroom, outside sleeping areas, and in accordance with the manufacturer's recommendations. For more information, visit: http://www.reporthost.com/?COALRM
19) Safety, Repair/Replace
- One or more electric receptacles (outlets) at the kitchen (counter-top near stove) and exterior (under carport) had no visible Ground Fault Circuit Interrupter (GFCI) protection. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a certified electrician install GFCI protection where necessary 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)
Recommend client periodically test each GFCI receptacle by pushing center buttons, to ensure that these important safety devices are functioning properly. For more information, visit: http://www.reporthost.com/?GFCI
20) Safety, Repair/Maintain - The inner protective covers (dead fronts) for exterior panel A and the A/C quick disconnect were missing. A child or adult may open panels and come in contact with exposed energized equipment. These are shock or electrocution hazards. Recommend that a qualified electrician install covers and further evaluate all panels.
21) Safety, Repair/Maintain - One or more wires (in addition to the service conductor wires) were tapped into the service conductor lugs in interior panel B (front bedroom). This "tapping before the main" is a safety hazard because no over-current protection exists for these circuit(s). A qualified electrician should repair as necessary.
22) Safety, Repair/Maintain - In both attics, cover plates for junction boxes were missing. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Also, wires with substandard terminations were found in both attics. These are potential shock hazards. Recommend that a qualified electrician repair as necessary, for example by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction boxes.
23) Safety, Repair/Maintain - In the back (north) middle room an electric receptacle (outlet) and/or the box in which it was installed was loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
24) Safety, Repair/Maintain
- In the middle, center room (sliding glass door room), all of the three-slot electric receptacles (outlets) were found with open grounds. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Also, in the Master Bedroom, electric receptacles (outlets) located on the east and north walls had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Inspector marked receptacles with colored dots for easier locating. Recommend that a qualified electrician repair as necessary. For more information, visit: http://www.reporthost.com/?RPR
Heating, Ventilation, and Air Condition (HVAC)
26) Safety, Repair/Replace - The gas-fired wall heater, located in the Hall Bathroom, was not inspected. This type of gas heater is considered unsafe by today's standards. Recommend replacing unit with a modern heater equipped with safety features.
27) Safety, Repair/Maintain - No guard was present at the whole house fan to prevent injury by coming in contact with the fan's blades. This is a potential safety hazard. Recommend that a qualified person install a guard.
28) Repair/Replace - The duct-work in the attic had gaps at one or more junctions. This can result in reduced energy efficiency as conditioned air enters attic. Recommend that a qualified HVAC contractor repair as necessary, for example by installing approved tape or mastic at seams.
29) Repair/Replace - The A/C condensate drain line was discharging under the house. Water had accumulated. This is a conducive condition for wood-destroying organisms/rot/mold and foundation issues (see Crawl Space Section below). Recommend a qualified HVAC contractor route drain line to exterior.
35) Safety, Repair/Maintain
- The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or a heavy object (e.g. turkey) is placed on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit: http://www.reporthost.com/?ATB
Plumbing / Fuel Systems
37) Safety, Repair/Replace - Under the house at the original entrance to the main house crawl space, the waste pipe was damaged. Raw sewage was discharging into crawl space. Recommend that a qualified plumber repair as necessary per standard building practices.
38) Safety, Repair/Maintain - One or more natural gas supply terminations were unused (no appliances connected) and no caps were installed on the lines. Gas can flow directly out of the terminations when the shut-off valves ares opened. This is a potential fire/explosion hazard. Recommend that a qualified person install caps where missing per standard building practices.
39) Repair/Replace, Conducive conditions - Under the house (back side, north), one or more leaks were found in water supply pipes or fittings. Water had accumulated. This is a conducive condition for wood-destroying organisms/rot/mold and foundation issues. A qualified plumber should repair as necessary.
40) Repair/Replace - The water supply pressure was greater than 80 pounds per square inch (PSI). Pressures above 80 PSI may void warranties for some appliances such as water heaters or washing machines, and flexible supply lines may burst with higher pressures. 40-80 PSI is considered the normal range for water pressure in a home, and most plumbers recommend 50-60 PSI . Recommend that a qualified plumber make modifications to reduce the pressure to below 80 PSI. Installing a pressure reducing valve on the main service pipe is a common solution to this problem.
43) Safety, Repair/Maintain
- The Temperature/Pressure Relief (TPR) valve drain line was too short. This is a potential safety hazard due to the risk of scalding if someone is standing next to the drain line when the valve opens. Recommend that a qualified plumber repair per standard building practices, for example by extending the drain line to within 6 inches of the ground. For more information, visit: http://www.reporthost.com/?TPRVALVE
Bathrooms, Laundry, and Sinks
46) Safety, Repair/Maintain - The hot and cold water supplies were reversed at the shower at location B (Master Bathroom). Normally, cold water is controlled by the right faucet handle and hot by the left. For mixing faucets, cold is supplied with the handle to the right and hot when the handle is to the left. At a minimum this is an inconvenience, but it can also result in accidental scalding. Recommend that a qualified plumber repair as necessary.
47) Repair/Replace, Conducive conditions - The bathroom with a shower or bathtub at location A (Hall Bathroom) didn't have an exhaust fan installed. Moisture can accumulate and result in mildew and/or damaged paint. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed. Recommend that a qualified contractor install exhaust fans per standard building practices.
48) Repair/Replace - The hot water supply flow for the sink at location B (Master Bathroom, right-side sink) was inoperable. The hot water supply valve appeared to be closed. Note that inspectors do not operate valves due to the possibility of leaking. Recommend that a qualified plumber repair as necessary.
Interior, Doors, and Windows
54) Safety, Repair/Maintain - One or more windows that were designed to open and close were stuck shut or the window crank was not functioning. Recommend that a qualified person repair windows as necessary so they open and close easily for safe egress.
55) Repair/Replace, Evaluate - Floors in one or more areas were not level. This can be caused by foundation settlement, movement of the foundation, posts and/or beams, or by jacking of house for addition of piers. Recommend that a qualified contractor evaluate and repair as needed.
58) Repair/Replace, Evaluate
- What appeared to be microbial growths were found in various areas of the crawl space (primarily under the original house). It is beyond the scope of this inspection to identify what substance or organism this staining is, however such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. One square foot of vent area should be installed for 150 square feet of crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. These conducive conditions should be corrected before making attempts to remove or correct the staining. A mild bleach-water mixture may remove some staining. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit:http://www.reporthost.com/?MOLDCDChttp://www.reporthost.com/?MOLDEPA
59) Repair/Replace, Conducive conditions - The soil under the house in both crawl spaces was wet or damp and standing water was found at one or more locations. Some minor seasonal water accumulation can be normal, however significant amounts of water may evaporate and enter the structure above causing high levels of moisture in the structure. This can be a conducive condition for wood-destroying organisms/rot/mold and foundation issues. Rain runoff is the most common cause of wet crawl spaces but water can come from other sources such as groundwater, underground springs, or leaking pipes (one or more pipes were leaking and the A/C condensate line was draining under house; see Plumbing Section and Heating Section above). Recommend repairing leaking pipes, routing A/C line to exterior, uncovering vents (see comments below), and monitoring the crawl space in the future, especially after heavy and/or prolonged periods of rain. Correct any issues related to outside perimeter grading and/or roof drainage (e.g. installing a complete gutter system with downspout extensions). If wetness or standing water persists, recommend installing drains, berms, etc. or having a qualified contractor who specializes in drainage issues evaluate and repair as necessary.
60) Repair/Replace - Under the original house, deterioration was found at one or more joists, beams and/or sections of floor sheathing. Recommend that a qualified contractor repair as necessary.
61) Repair/Replace - Inside the crawl space, there appeared to be an active leak under the Hall Bathroom. Elevated levels of moisture were found, per moisture meter. This is a conducive condition for wood-destroying organisms/rot/mold. Recommend that a qualified contractor repair as necessary.
Wood Destroying Organism Findings
64) Repair/Replace, Evaluate
- Possible evidence of active and/or past activity of unspecified wood-destroying insects was found under the original house (near the original crawl space entrance) in the form of galleries or holes in wood with visible wood damage. Recommend the following:
- Correct any conducive conditions for wood-destroying organisms mentioned in this report.
- Consult with the property owner about any history of infestation.
- Have a state-licensed pest control operator evaluate further and treat as necessary.