Summary
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3)  Flashing appeared to be missing from front steps and above rear deck ledger boards. Unit A threshold was negatively sloped towards interior and had minor damage.

Missing flashing at this location can cause moisture to accumulate between the ledger boards and the building. Fungal rot may occur in this area and cause the ledger board fasteners to fail. The deck may separate from the building in this event. This is a potential safety hazard. Depending on the exposure (e.g. roof overhang, height of exterior wall, direction of prevailing rain) this may or may not be an issue. Recommend that a qualified contractor install flashing above ledger boards per standard building practices. For more information, visit:
http://www.reporthost.com/?LB
http://www.reporthost.com/?SD

4)  Stringer was damaged at rear stair of unit B and loose. Recommend that a qualified person repair per standard building practices.

The risers for stairs at rear of unit B varied in height and pose a fall or trip hazard. Risers within the same flight of stairs should vary by no more than 3/8 inch. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present.

8)  The paint or stain finish and caulking in some minor areas was failing (e.g. peeling, faded, worn, thinning). Gaps were observed at soffits and unit B garage door jamb was split. 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 restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.

9)  Under-floor insulation had fallen down in some small areas. This may result in reduced energy efficiency. Recommend that a qualified person repair or replace insulation as necessary.

10)  The vapor barrier in small area of the crawl space was missing. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. 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.

12)  Flashings were loose or lifting. Leaks can result from windblown rain. Recommend that a qualified person repair as necessary to prevent leaks. For example, by nailing flashings down and sealing as necessary.

14)  The ceiling insulation in areas of the attic was compacted or uneven and one small area was missing. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).

21)  Based on the apparent age of the lateral and direction of exit (rear of house), recommend that a qualified plumber inspect the waste lines using a video scope device to determine if they need repair or replacement. Property owners are usually responsible for repairs to the side sewer and publicly owned lateral lines. Such repairs can be expensive.

25)  Mini ductless split systems work most efficiently when cleaned and serviced regularly. Filters are typically present that need periodic cleaning. Recommend asking owner's if units have been serviced lately and have a qualified HVAC specialist service unit if they haven't.

The pad for the heat pump or air conditioning condensing unit was not level. It was within the tolerances for proper operation but should be monitored and leveled if necessary. The compressor may be damaged if this unit is tilted 10 degrees or more.

See links for manufacturers recommendations.

http://mitsubishi-electric.com.au/how-to-clean-air-conditioner-filter.html

https://na.panasonic.com/us/home-and-building-solutions/heating-air-conditioning/mini-split/discontinued-e12nkua-single-split

28)  No high loop or air gap was visible for BOTH dishwasher drains. A high loop is created by routing the drain line up to the bottom surface of the counter top above and securely fastening it to that surface. An air gap is a device that makes the drain line non-continuous. Both of these prevent waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have these devices built in. The client should try to determine if these devices are built in to this brand and model of dishwasher (e.g. review installation instructions). If not, or if this cannot be determined, then recommend that a qualified person install a high loop and air gap per standard building practices.

32)  Condensation or staining was visible between multi-pane glass in sliding glass door at unit B. 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.