Vital Home Inspection

1) 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:
https://www.reporthost.com/?EPA
https://www.reporthost.com/?CPSC
https://www.reporthost.com/?CDC

2) Some areas and items at this property were obscured by furniture. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

3) General locations for homes utility shut-off valves, sewer drain clean-outs and main electric disconnects.

4) Handrails at one or more flights of stairs were missing or were not graspable and posed a fall hazard. Handrails should be 1 1/4 - 2 inches in diameter if round, or 2 5/8 inches or less in width if flat. Recommend that a qualified person install graspable handrails or modify existing handrails per standard building practices.

5) The ledger board at the main entry porch appeared to be attached with nails only to individual support posts. This method of attachment is substandard and may result in such structures separating from the main building. This is a potential safety hazard. Modern standards call for ledger boards to be installed with 1/2 inch lag screws or bolts into solid backing, and brackets such as Simpson Strong Tie DTT2 brackets and threaded rod, connecting interior and exterior joists. Recommend that a qualified contractor repair per standard building practices. For more information, visit:
https://www.reporthost.com/?LB
https://www.reporthost.com/?SD

6) Soil was in contact with or too close to 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

Pressure treated wood is typically rated for 25 year contact with soil so this is more of a minor concern, however the cut ends hidden below grade may not have been treated and can rot quickly. Support posts should be elevated above grade on concrete piers or footings, and be separated from the concrete by metal brackets or an impermeable membrane such as shingle scraps. For other components, soil should be graded and/or removed to maintain these clearances if possible. Otherwise, replacing non-treated wood with treated wood, or installing borate-based products such as Impel rods may help to prevent infestation and damage. For more information, visit:
https://www.reporthost.com/?IMPEL

7) The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. No water was seen collecting in the crawl space behind these areas at the time of inspection. According to the owner, a drainage system was installed to manage the water run-off (such as a curtain drain or French drain). At a minimum, monitor these areas, and areas under the structure in the future for accumulated water. If water does accumulate, recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.

8) No outbuildings or detached structures were evaluated. They are excluded from this inspection. All comments made about this structure in this report are considered complimentary.

9) Soil was in contact with or less than 6 inches from siding or trim. Regardless of what material is used for siding, it should not be in contact with the soil. If made of wood, siding or trim will eventually rot. For other materials, ground or surface water can infiltrate siding or trim and cause damage to the wall structure. Wood-destroying insects are likely to infest and damage the wall structure. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.

10) The exterior siding of the home was made of cement fiber such as Hardie-Plank and appeared to be in good serviceable condition. This siding is great quality and long lasting, considered by many to be almost maintenance free. Annual evaluation of calking and paint is recommended and maintenance made as necessary.

11) Some above-grade foundation walls were obscured by siding and deck and most areas of the deck substructure were inaccessible due to limited space below. The inspector was unable to evaluate these areas. They are excluded from this inspection.

12) The inspector was unable to verify that anchor bolts or hold downs were installed, connecting the structure to the foundation. Such devices can be obscured by finished wall surfaces, sill plates, insulation, or other components. Foundation ties in the form of anchor bolts became common in the 1970s, and hold downs have become common in more recent years. The client may wish to have a qualified contractor evaluate further and install such seismic reinforcement if missing. Note that determining the number, spacing and/or adequacy of foundation ties is beyond the scope of this inspection.

13) Extensions such as splash blocks or drain pipes for one or more downspouts were missing and/or substandard. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.

One or more downspouts or elbows were loose or detached. Rainwater can come in contact with the building exterior or accumulate around the foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.

14) Two small sections of the roof edge were missing gutters. The surface area and estimated rainfall runoff amount appeared to be very minor, however during heavy rains, water may come in contact with the building exterior or accumulate around the building foundation as a result. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified contractor install roof drainage components where missing per standard building practices.

15) Normally the inspector attempts to traverse roof surfaces during the inspection. However, due to roof configuration (steep or very high) and/or slippery conditions, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof surface.

However, based on multiple views of the roof and gutters from the eaves, it appeared to be in good serviceable condition. No leaks or major defects were noted at the time of inspection.

16) The facing on fiberglass batt insulation in the attic was exposed. In most cases, the facing is flammable and poses a fire hazard. Also, the facing typically acts as a vapor barrier, and if located away from the interior surfaces can trap moisture from condensation in the cavity between the facing and the interior spaces. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary. For example, by reinstalling or replacing insulation per standard building practices and per the manufacturer's instructions.

Note that the inspector was unable to evaluate areas obscured by insulation to determine if any damage (e.g. rot, insect infestation) has already occurred due to moisture accumulation. When insulation repairs are made, recommend that the exposed structure be evaluated and repairs made if necessary.

17) An attic access door was not insulated. Recommend installing insulation as necessary and per current standards at hatches or doors for better energy efficiency. For more information, visit:
https://www.reporthost.com/?ATTACC

18) Attic access point in East bedroom closet was inaccessible because there was limited height in attic peak. These areas were not fully evaluated and are excluded from this inspection. Inspector was able to take a photo but the overall condition of these areas is unknown.

19) Panel internal wiring concerns:

1) One or more circuit breakers in panel were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:
https://www.reporthost.com/?DBLTAP

2) One or more branch circuit wires in the panel appeared to be undersized for their circuit breaker or fuse. This is a potential fire hazard. Recommend that a qualified electrician repair as necessary.

3) One or more double pole circuit breakers at panel had only one wire connected to their terminals. Normally 2 hot wires on a circuit are used with a double pole breaker. When only 1 wire is used, and that circuit becomes overloaded, the circuit breaker may not trip. This is a potential safety hazard for fire and/or shock. A qualified electrician should repair per standard building practices.

20) One or more electric receptacles at the kitchen, master bath and/or laundry area had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and 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)

For more information, visit:
https://www.reporthost.com/?GFCI

21) One or more slots where circuit breakers are normally installed were open in panel. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.

22) Non-metallic sheathed wiring in the attic was routed on surfaces within 6 feet of one or more access hatches or doors, and was subject to damage. Wiring can be damaged when stored items are moved into or out of the attic. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair per standard building practices.

23) One or more cover plates for switches, receptacles or junction boxes were missing or broken. 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.

24) Smoke alarms were missing from one or more bedrooms. Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom and on each level. For more information, visit:
https://www.reporthost.com/?SMKALRM

25) "Knob and tube" wiring or related components such as porcelain insulators were found. This type of wiring was commonly installed prior to 1950. It is ungrounded, and considered unsafe by today's standards. Over time, the wire's insulation can become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.

The inspector did not find any energized knob and tube wiring during the inspection. However, this is no indication that all the knob and tube wiring has been abandoned. It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob-and-tube type, or to determine what percentage of the knob and tube wiring is energized versus abandoned. Recommend that a qualified electrician evaluate this wiring and make repairs or replace wiring as necessary.

Consult with your insurance carrier regarding this. For more information, visit:
https://www.reporthost.com/?KNOBTUBE

26) The legend for circuit breakers or fuses in panel(s) # was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.

One or more energized conductors in panel(s) # A B C D E
had white, gray or green insulation. Insulation on energized conductors should be black or red in color to identify them as energized wires. Recommend that a qualified electrician re-identify wires per standard building practices. For example, by wrapping in black vinyl tape or marking with a black permanent marker.

27) A "split bus" panel was installed as a main service panel. On such panels there is no single main disconnect switch to turn the power off. Instead, all breakers labeled "main" or "sub-main" (usually those on the upper half of the panel) must be turned off to turn all power off. These panels are common, but are no longer installed. The client should familiarize themselves with the operation of this panel and the procedure for turning all the power off in the event of an emergency. Consult with an electrician if necessary. Please see any other comments in this report related to the panel's legend.

28) One or more leaks were found in waste pipes or fittings. This appeared to be a very slow drip leak and not considered a major defect, however if left unrepaired, further damage to other building materials could result. A qualified plumber should evaluate and repair as necessary.

29) Insulation for one or more water supply pipes in the crawl space was missing and/or substandard. Recommend replacing or installing insulation on pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.

30) One or more plumbing vent pipes terminated less than 6 inches above the roof surface below. Debris and/or snow can block vent pipe openings with such short pipes. Blocked vent pipes can cause sewer gases to enter living spaces. Recommend that a qualified person repair per standard building practices. For example, by extending pipe(s) to terminate at least 6 inches above the roof surface.

31) Water supply pressure was at about 75 PSI and is considered operational. Client should be aware that water pressures can increase in the future due to the municipality boosting pressure to supply more homes over time. Client should monitor these pressures every year or so. If pressures go above 80 PSI, client may need to install a Pressure Reducing Valve (PRV) on the main water service line. This is typically not a difficult or expensive repair but something the home owner should be aware of.

32) One section of the temperature-pressure relief valve drain line was made a of a flexible material and sloped upwards. Flex lines are not rated for the temperature and pressure of water being discharged (potentially 150 psi and 210 degrees F). Flex connectors used this way pose a potential safety hazard for explosion This is a potential safety hazard due to the risk of explosion. Water and/or minerals can accumulate in the drain line after periodic discharges and impair the operation of the valve. Also, mineral deposits from accumulated water can accumulate on the valve and impair its operation. One of the "shark bite" compression fittings have already failed and were leaking when tested. A qualified plumber should repair per standard building practices, and so the drain line doesn't slope upwards. For example, by installing a drain line made of rigid copper or CPVC plastic pipe running to a catch pan with a water sensor alarm. (best for basement applications).
For more information, visit:
https://www.reporthost.com/?TPRVALVE

33) A water heater was installed in or over a finished living space or in an area where leaking can cause damage, and no catch pan or drain was installed. Catch pans and drains prevent water damage to finished interior spaces below if or when the water heater leaks or is drained. If concerned, consult with a qualified contractor about installing these. Note that drain lines for catch pans are usually installed below the floor level and are difficult at best to install in an existing home.

As an alternative, I recommend installing a water sensor alarm in the catch pan. These can notify homeowner of a leak even when they are not home via WiFi phone alerts.
For more information visit: https://www.goodhousekeeping.com/home-products/g32318103/best-smart-water-leak-detectors/

34) This water heater appears to be about 7 years old. To ensure a long life for your water heater, it is generally recommended to maintain water heater by draining a couple gallons of water from the tank at least twice annually to remove sediment from the bottom. Sacrificial anode rods and expansion tanks are also recommended to be replaced about every five years.
For more information about maintaining your water heater check out this link:
https://www.thisoldhouse.com/plumbing/21016402/how-to-maintain-a-water-heater

35) One or more sections of flex duct used for heating or cooling were sagging or had substandard support. Energy efficiency can be reduced due to restricted flow. Manufacturers typically recommend that flex duct be supported with the following guidelines:

• Ducts should not sag more than 1/2 inch every foot between supports
• Support straps should be spaced no farther apart than 5 feet
• Support straps should be soft, webbed nylon and at least 1 1/2 inches wide

Recommend that a qualified person repair per the manufacturer's specifications.


One or more heating or cooling ducts were lying on the ground. Ducts should be supported (typically with straps or hangers) so that they are not in contact with the ground and subject to damage from moisture. Recommend that a qualified HVAC contractor evaluate and make repairs as necessary so ducts are suspended per standard building practices and are not in contact with the ground.

36) One air supply register was installed in a substandard way and not flush with the floor. This impaired operability to allow register to open. Recommend that a qualified person repair as necessary so registers are securely attached and are flush with the surface on which they are installed.

37) Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).

38) The gas or oil-fired forced air furnace appeared to have been installed new within the last year and routine servicing is not needed at this point. However a qualified HVAC contractor should inspect, clean, and service this system, and make repairs if necessary annually in the future. For more information visit:
https://www.reporthost.com/?ANFURINSP

39) The fireplace's firebox was significantly deteriorated. For example, loose, cracked, pitted or broken firebricks, gaps between bricks and/or missing mortar. Heat from the fireplace may penetrate the firebox. This is a potential fire hazard. Recommend that a qualified contractor repair as necessary. Until repairs are made we highly recommend not using fireplace for burning wood.

40) Gaps were found between the brick chimney and the building exterior. Recommend that a qualified person repair as necessary to prevent water, insect and/or vermin intrusion. For example, by installing or renewing caulk. Note that an approved material other than caulk should be used for gaps wider than 1/4 inch.

41) The dryer hood is screened. Since lint collects on the screen, this creates a risk of a dryer fire. Screens of any type are disallowed on dryer hoods. I recommend screen removal, and any other repairs that might be necessary, with job to be completed by a qualified person or contractor.

42) The washing machine drain hose was to short or unable to securely sit inside the washer standpipe drain, and was at risk of popping out and flooding finished basement floor below. I recommend a qualified person install a U-shaped drain line hose hook to ensure washer hose sits inside drain properly.

43) All bathroom areas including sinks, faucets, drains, fans, toilets, bath and shower appeared in good serviceable condition.

44) 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 if heavy objects are dropped 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:
https://www.reporthost.com/?ATB

45) All kitchen appliances and applicable areas appeared to be in good serviceable condition.

46) *Multiple concerns were noted at both the stair structures of this home. All concerns have been listed under one comment. Client should be aware that these defects are based on current building standards for stair systems, and may not represent the age of the structure or possibility for improvements to be made or changed with these stairs. These defects do not affect the structure of the stairs, so at a minimum, the client should be aware of these possible safety hazards, especially when children are present. Comments are in no particular order.*

1) Treads for stairs at one or more locations were less than 10 inches deep and pose a fall or trip hazard. Stair treads should be at least 10 inches deep. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present.

2) Risers for stairs at one or more locations were higher than 7 3/4 inches and posed a fall or trip hazard. Risers should be 7 3/4 inches or shorter. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present.

3) One or more handrails had no returns installed, where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a safety hazard.

4) Handrails at one or more flights of stairs were not continuous or did not extend the full length of the stairs. This is a potential fall hazard. Handrails should be continuous for the entire length of the stairs.

5) 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.

6) Guardrails at one or more locations with drop-offs higher than 30 inches had gaps that were too large. This poses a safety hazard for children (e.g. falling, getting stuck in railing). Guardrails should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. At a minimum, the client should be aware of this hazard.

7) The ceiling height over stairs at one or more locations was too low and poses a safety hazard, especially for tall people. Ceilings over stairs should be at least 6 feet 8 inches high. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present.

We recommend that a qualified contractor repair/replace all concerns with stairs, handrails, guardrails, and other components as necessary and possible per standard building practices.

47) Two 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. Also, it may be a good idea to install door stops where necessary to avoid wall damage.

48) 1) Support post(s) were not positively secured to the beams above. While this is common in older homes, current standards require positive connections between support posts and beams above for earthquake reinforcement. I recommend that a qualified general contractor repair per standard guidelines. For example, by installing metal plates, plywood gussets or dimensional lumber connecting posts and beams.

2) One or more wooden support posts were resting on a concrete footing, pier or slab below and were in direct contact with the concrete. This can result in elevated levels of moisture in the wooden support post ends and is a conducive condition for wood-destroying organisms. Impervious membranes such as composition shingle scraps should be placed between posts and the concrete, or metal brackets should support the post bases. Even if posts are made of treated wood, the cut ends may not have been field-treated, leaving little or no preservative at the post center. Recommend that a qualified contractor repair per standard building practices. For example, by installing composition shingle scraps between the posts and the concrete below. Note that this may be a significant effort due to the need to lift the support posts.

49) The outdoor crawl space access hatches had a gap between the wall and top cover. Water and/or vermin can enter the crawl space. Recommend that a qualified person repair or replace hatches as necessary.

50) Under-floor insulation was falling down and/or missing in some areas. This may result in reduced energy efficiency. Recommend that a qualified person repair or replace insulation as necessary.