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Hindsight Property Inspections LLC

http://www.hindsightinspections.com
evang@hindsightinspections.com
(765) 238-8855
Inspector: Evan Glaser
Indiana License #: HI01900021
InterNACHI ID #: NACHI19022024

Summary

Client(s):  John Doe
Property address:  123 Apple St
Richmond, In
Inspection date:  Wednesday, January 1, 2020

This report published on Friday, January 31, 2020 4:19:10 PM EST

This report is the exclusive property of Hindsight Property Inspections LLC and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

Concerns are shown and sorted according to these types:
SafetyPoses a safety hazard
Major DefectCorrection likely involves a significant expense
Minor DefectCorrection likely involves only a minor expense
CommentFor your information


Roof
1) Safety, Major Defect - There were minimal means of attic ventilation at the eaves of the roof. There were 3 or 4 roof vents on the roof decking. There was also suspected mold growth on some of the roof sheathing. This may continue to promote mold growth and moisture if the attic cannot breathe properly. I recommend that soffit vents be installed at the eaves of the roof to prevent moisture and mold growth in the attic space.

2) Safety, Minor Defect - The vent stack pipe for the plumbing system is directly near an operable window. This will allow for sewer gasses to enter into the home when the window is open. I recommend, although not very appealing, that the the vent stack terminate at least 2 feet above the window opening and away from any soffit roof vents, with proper support brackets. This will help insure that no harmful sewer gasses enter the dwelling.
3) Major Defect - The gutters were clogged with debris. Also, some of the gutters were coming loose from the eaves and were overflowing and leaking. This will allow water to enter around the foundation and will also deteriorate the fascia boards on the eaves of the roof if not addressed. I recommend that the loose gutters be repaired or replaced by a reputable contractor. I also recommend that the debris be cleaned from gutters 2-3 time a year to prevent clogging.
4) Major Defect - The right side roof was sagging. This may be due to improper bracing or sistering of rafters installed in the attic to repair fire damage. I recommend that a reputable licensed structural engineer evaluate further and make necessary repairs.
5) Minor Defect, Comment - The three tab asphalt shingle roof appeared to be near the end of its serviceable life. There was one spot in the attic that was actively leaking but I believe that is due to a penetration, not the condition of the shingle. Although the roof is not leaking yet, it may be appropriate to consider having new shingles installed by a reputable roofing contractor.
6) Minor Defect - There was an exposed nail on the front bay window roof. This will allow for water intrusion. I recommend that all exposed roof nails be sealed with an exterior grade silicone caulking.

Exterior
7) Safety, Minor Defect, Comment - The meter base security tag was open. I recommend that the electrical service provider company be contacted to replace the tag or lock it to prevent someone from opening it. This could allow for electrical shock or worse if opened.
8) Major Defect - There were many areas in the yard that appeared to be retaining water and there was not much of a grade away from the house. This will allow for water to enter around and into the foundation walls. I recommend that either dirt sloped away from the house be installed (with at least a 6 inch drop within the first 10 feet) OR drainage tile be installed around the perimeter of the house and diverted away from the property, if possible.
9) Minor Defect - The gutters did not have extensions installed. This will allow for water to enter in and around the foundation. I recommend that 3 to 6 foot gutter extensions be installed in a way that diverts the water away from the property to prevent water intrusion.

10) Minor Defect - There were exposed openings in the vinyl siding at the electrical meter base. This will allow for water and pest infestation. I recommend that these openings be filled in with an exterior grade paintable caulking.
11) Minor Defect - There was missing siding at the bottom of the main entry door. This will allow for water and pest infestation. I recommend that the siding be replaced in order to prevent water damage or insect intrusion. Also, the step showed signs of deterioration. I recommend that any damaged boards be replaced, painted, and sloped away from the door in order to prevent future rot.
12) Minor Defect - There was an opening where the metal trim was installed. This will allow for pest infestation. I recommend that the trim be repaired or covered in order to prevent pest from entering into the cavity.
13) Minor Defect - The trim around the bay windows appeared to be improperly flashed. This will allow for water intrusion behind the siding. I recommend that a kickout flashing be installed where the roof ends to divert the water away from where the wall and roof eave meet.


Basement, Foundation, Crawlspace & Structure
14) Safety, Minor Defect - The basement stairway was steep. This is a safety hazard. There is not enough space to build a stairway to current standards. I recommend that a handrail, at the very least, be installed to prevent injury or worse.
15) Major Defect, Comment - There appeared to be powder post beetle boring holes in the rim joist beams. This may be active or may be dormant. I recommend that a reputable certified pest contractor evaluate and apply treatment as needed.
16) Major Defect - There was moisture in the basement. There was a dehumidifier installed as well. I recommend that the dehumidifier be monitored and emptied as needed. There was no standing water at the time of inspection. Continue to monitor.
17) Major Defect - The rim joist beams at the rear of the basement were deteriorated. There were also a couple of gaps between the lumber and the stone foundation. This will allow for water and pest infestation. I recommend that a reputable contractor evaluate.
18) Major Defect - There was an active water leak in the crawlspace, near the crawlspace entrance. I believe that the leak may be coming from the master bathroom shower pan or tile or maybe the master bathroom sink. I recommend that the leak be evaluated by a reputable contractor.
19) Minor Defect - The hvac distribution duct in the basement did not appear to be sealed and taped properly. I took a picture with my thermal imaging camera and discovered that there is heat loss at the joint. I recommend that all joints be properly sealed in order to prevent heat loss.

Heating & Cooling
20) Comment - The air conditioner was not operated, but visually inspected. The temperature was below 65 degrees. Operating the air conditioner below 65 degrees can damage the compressor, therefor it was not operated.
21) Comment - The electric forced air furnace and all of its components appeared to be in good working condition at the time of inspection.

Plumbing
22) Safety, Minor Defect - There was an active water leak at the water heater supply pipe. This will continue to leak and corrode if not addressed. This is also leaking near the electrical supply for the water heater. This is a safety hazard. I recommend that a reputable licensed plumbing contractor repair any leaks.
23) Safety, Minor Defect - The TPR valve did not extend to the floor. If the valve were to open, scalding hot water could spray and injure someone. I recommend that an extension pipe be installed, within 6 inches from the floor, made of CPVC, copper or an approved material specifically for TPR valves.

24) Safety, Minor Defect - The electrical supply wire for the water heater was not properly clamped and secured to the water heater with a box connector. Also, the neutral wire was attached to the screw as a grounding wire. I recommend that a reputable licensed plumbing contractor evaluate and repair as needed.
25) Minor Defect - The connections for the jet well pump were leaking. This will continue to leak and deteriorate more if not addressed. I recommend that a reputable licensed plumbing contractor repair any leaks.

Electrical
26) Safety, Minor Defect - The clearance for the electrical panel was limited. This will make it difficult to service the electrical panel safely. I recommend that the panel have a clearance in accordance with current standards.

27) Safety, Minor Defect - There were a couple of sharp pointed screws being used for the electrical panel. The screws should have a blunt end. The sharp ended screw could penetrate the wire insulation and could cause electrical shock or worse. I recommend that any sharp pointed screws be replaced with the blunt ended screws.

Attic, Insulation & Ventilation
28) Safety, Major Defect - There was an active roof leak in the attic. This will continue to leak and lead to bigger problems if not addressed. Also, there appeared to be mold growth near the leak. I recommend that a reputable roofing contractor repair the leak as soon as possible to prevent more water damage.
29) Safety, Major Defect - There were many rafters that displayed fire damage. Some of these rafters are nearly burnt in half. I recommend that a reputable licensed structural engineer evaluate and coordinate necessary repairs.
30) Safety, Minor Defect - There were multiple junction boxes exposed in the attic. This is a fire hazard. I recommend that the junction boxes be covered with the appropriate junction box covers.
31) Minor Defect - There was displaced insulation in the attic. This will allow for energy loss. I recommend that any displaced insulation be properly installed in order to prevent heat loss. I also recommend that, when necessary repairs are made, more insulation be installed in the attic, along with proper attic ventilation.

Doors, Windows & Interior
32) Safety, Minor Defect - The outlet in the kitchen was not properly grounded. Also, the GFCI did not trip. This is a safety hazard. I recommend that the outlet be properly grounded in order to allow the GFCI safety function to operate.
33) Safety, Minor Defect - There were multiple outlets and switches that were loose or missing cover plates. This is a safety hazard. Children could shock themselves if not covered. I recommend that all outlets be covered with the proper cover plates. I also recommend that the loose outlets be repaired.
34) Safety, Minor Defect - There was no handrail on the upper half of the stairway. This is a safety hazard. I recommend that a graspable handrail be installed 34-38 inches in height.

35) Safety, Minor Defect - The smoke alarm in the play room was covered. This is a safety hazard. I recommend that the smoke alarm be uncovered and activated.
36) Safety, Comment - There was an electrical fixture box almost directly above the upstairs shower. I recommend that if a fixture be installed there, it should be approved for use above a shower stall.
37) Minor Defect - There was a slow leak at the master bathroom sink drain. This will get worse if not addressed. I recommend that the pluming fittings repaired or replaced.
38) Minor Defect - There was a crack in the tile grout. This will allow for water to leak into the floor. I recommend that any exposed openings be properly sealed in order to prevent leaks.
39) Minor Defect - There was an active water leak at the upstairs bathroom shower head. This will continue to leak and get worse if not addressed. I recommend that the shower head be repaired or replaced. Also, there was a gap in the corner of the tub surround. This will allow for water intrusion. I recommend that the gap be repaired or sealed to prevent water damage.
40) Comment - The dish washer was supplied with cold water. This may be acceptable per the manufacturers recommendation. I recommend researching the manufacturers recommendations concerning the use of cold water supply vs. hot water supply.