1) Comment - A) The client should be aware that a break-in period occurs during the first year or two after a house is constructed. Some amount of settlement and shrinkage is inevitable as temperature and humidity varies during the seasons, such as sheetrock cracking. Systems may need adjustment or repair after experiencing constant, prolonged and/or heavy usage.
B) It is beyond the scope of this inspection to determine if all permits have been approved and signed off. Consult with the builder and/or municipality to determine if all necessary permits have been approved, including the Certificate of Occupancy.
C) The client should consult with the builder regarding the type of warranty offered with the house. A comprehensive, one year warranty is standard practice with new construction. Some builders also offer extended warranties on major systems.

2) Comment - The adjacent site near the house is level or slopes away from the foundation. No standing water was observed near the foundation. An inspection of subsurface site drainage characteristics is not performed during a home inspection.

3) Major Concern, Repair/Replace, Further Investigate - The Faux stone installation was ready for joint sealant (backer rod installed), but the joint sealant was not installed. Water appears to be leaking behind the veneer from the missing sealant at the parapet wall flashing, running down the wall (behind the veneer) and coming out of the wall above the upper window and at the base of the upper wall. Water appears to have been entering the wall system since the veneer was installed. Suspect water damage is occurred to the OSB wall sheathing behind the veneer. Recommend removing the veneer in the affected area, investigating for rot and mold damage, reinstall the veneer and installing sealant per the manufacturer's instructions.

4) Major Concern, Repair/Replace - The Faux stone installation was ready for joint sealant (backer rod installed), but the sealant was not installed. Recommend installing sealant as recommended by the veneer manufacture to prevent water intrusion.

5) Repair/Maintain - The paint finish is incomplete at the garage door trim, entry door and frame, trim at patio, and caulked pipe penetrations on west side of garage. Additional incomplete exterior paint may exist which is not noted in this report. All exposed siding, doors and trim should be painted.

6) Repair/Maintain - The entry door lockset handles were loose. The hardware should be repaired or replaced.

7) Repair/Maintain - Screens were missing from all of the windows. These windows may provide ventilation during months when insects are active. Window screens should be installed.

8) Repair/Maintain - Cap flashing and wood trim are damaged at the middle of the main garage door. The flashing and trim should be repaired.

9) Comment - James Hardie, cement-fiber siding is installed on most of this house. This type of siding is made of sand, cement, cellulose fibers, and water. The resulting material is a durable siding product that performs well in damp weather. This type of siding is resistant to insect attack and fungal rot decay.

10) Comment - Insulated glass windows are installed in this house. Occasionally, the seals between insulated glass windows fail and the window panel becomes fogged. Broken window seals are often detectable however; varying weather conditions, humidity, temperature and light can make detection impossible during the home inspection. Hidden window seal damage may exist. This inspection and report does not guarantee or warranty the condition of the window panels or seals.

11) Minor Concern, Repair/Replace - Kick-out flashing on the west side of the parapet wall is reverse sloped and water is not draining away from the wall. Water leakage into the wall framing could occur. Recommend that a qualified roofing contractor slope the kick-out flashing to drain water into the gutter system.

12) Minor Concern, Repair/Replace - The single ply roofing is not properly attached to the roof sheathing in the southwest valley. The roofing material is stretched over the valley creating a large gap between roof sheathing and roofing material. The roofing material could be damaged by people walking on the roof. The roofing material should be installed per manufacturers specializations.

13) Repair/Replace - One composition shingle was damaged at the west side of south parapet wall, upper roof. Leaks can occur as a result. Recommend a qualified roofing contractor repair or replace all damaged shingles.

14) Repair/Replace - 1) The west end of the gutter above the garage is damaged. The damaged gutter should be replaced.
2) The gutter above the garage doors had a substandard slope so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when debris such as leaves or needles has accumulated in them. Rainwater can come in contact with the building exterior or accumulate around the foundation as a result. Recommend repairing the gutters as necessary. For example, by sloping the gutters towards the downspouts, nailing the gutters tight to the eaves and/or installing additional downspouts and extensions.

15) Repair/Maintain - Significant amounts of debris have accumulated in the gutters. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. Recommend cleaning gutters and downspouts now and as necessary in the future.

16) Repair/Maintain - Construction debris was observed on the roof; nails, wood, caulk tube, rubber bands. All debris should be cleaned off of the roof surface.

17) Repair/Replace - One or more gaps and/or holes were found in the attached garage walls or ceilings. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend firestopping all holes or gaps with fire-resistant caulking. For more information, visit:
https://www.reporthost.com/?AGFR

18) Repair/Replace - The garage walls and fire door are not painted. The walls and door should be painted.

19) Repair/Maintain - 1) The concrete edges at the expansion joints where not rounded with a trowel and are rough at half of the garage slab. The rough edges at the expansion joints should be rounded and smoothed.
2) Moisture appears to be leaching through the concrete slab. Recommend cleaning and sealing the concrete slab.

20) Safety Hazard, Repair/Replace - The make-up air supply system for the kitchen range hood had no electrical or thermostat wires connected to the fan and damper by the furnace. This system provides fresh air when the kitchen exhaust is functioning and prevents back-drafting of the gas appliances. Recommend that a qualified HVAC contractor complete the installation of the make-up air system.

21) Major Concern, Repair/Replace - The air conditioning system did not respond to normal controls (thermostat). It appeared to be inoperable. The inspector was only able to perform a visual evaluation of the system. Recommend that a qualified HVAC contractor evaluate and make repairs as necessary.

22) Repair/Replace - The furnace filters are dirty. Filters should be changed or cleaned every three to four months during the heating season. The filter should be changed or cleaned at this time.

23) Repair/Replace - One or more heating air supply registers had weak air flow. This condition could cause cold areas in the house. The heat system should maintain 70 degrees, three feet off the floor, in all finished rooms. We recommend balancing the air flow by adjusting the heat registers in each room, through-out the house. Duct dampers are sometimes used in the air distribution system. If these dampers exist, they should be used as the primary way to balance the air flow.

24) Repair/Maintain - A whole house ventilation system with a timer is installed in the laundry room. The timer controls the removal of old air from the house interior. This system is necessary to maintain adequate indoor air quality. Typically, these systems should be activated 3 times a day for roughly 2 hour per time period. The fan timer should be set to automatic mode and the correct time duration.

25) Repair/Replace - What is this pipe for on the west side of the garage?

26) Repair/Replace - 1) The pantry sprinkler head cover was missing. A cover should be installed.
2) Exposed wood blocking was observed at the fire sprinkler controls. The exposed wood should be covered with drywall and finished.

27) Comment - Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Recommend that a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of gray water and potable water, and install an expansion tank at the water heater if missing and necessary. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.

28) Comment - A fire suppression system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. These systems normally require periodic inspection by a specialist to ensure correct operation. For example, checking for possible backflow contamination of the potable water system, or correct operation of valves and gauges. Recommend that a qualified specialist inspect this system in accordance with National Fire Prevention Association (NFPA) 25 standards.

29) Comment - The inspector did not determine the location of the water meter. Recommend consulting with the property owner to determine the meter location, that you locate it yourself, or consult with the local water municipality if necessary. It is especially important to find the meter if no main shut-off valve is found because the meter may be the only way to turn off the water supply in the event of an emergency, such as when a supply pipe bursts.

30) Minor Concern, Repair/Replace - Water was constantly running out of the condensate drain pipe when the water heater was not operating. Condensate should only be coming out of the drain when the unit is operating. The operation of the water heater should be checked by a qualified plumber.

31) Comment - The hot water temperature was not measured. Typical hot water temperature should be 120-125 degrees Fahrenheit to prevent scalding. The water temperature is adjusted at the water heater. For more information on scalding dangers, visit:
https://www.reporthost.com/?SCALD

32) Safety Hazard, Repair/Replace - The oven circuit breaker was in the tripped position at the start of the inspection. A dead short may exist in the circuit and/or the oven. Recommend a qualified electrician evaluate and repair as necessary.

33) Repair/Replace - A substandard wire termination was found in the crawl under kitchen. This is a potential shock hazard. 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 box.

34) Repair/Replace - Cover plates for switches and receptacles (outlets) were missing through out house. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend installing cover plates where necessary.

35) Repair/Replace - One or more lights where inoperable at the 3/4 bath, first floor. Typically, this is a dead light bulb. Sometimes the problem can be a defective fixture. New light bulbs should be installed. If the problem still exists an electrician should be retained to further investigate the problem.

36) Repair/Replace - No electric receptacles (outlets) where installed at the kitchen island. GFCI-protected receptacle should be installed at both ends of the kitchen island with counter top to prevent appliance cords from crossing paths where people walk. Recommend that a qualified electrician install receptacle(s) at the island per standard building practices.

37) Repair/Replace - The outlet power at the left side of the range flickers on and off, a loose connection may exist. The wiring at the outlet should be repaired.

38) Repair/Replace - A cover plate for an attic junction box was missing. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend installing cover plates where necessary.

39) Comment - The security system was not tested or inspected. The inspection of this system is beyond the scope of an ASHI inspection. The home owner or a specialty contractor familiar with the system should be consulted for testing, proper operation and care of the system.

40) Comment - Arc Fault Circuit Interrupters (AFCI), are installed in the breaker panel. These breakers provide added protection to circuits serving all bedroom receptacles and lights. AFCI devices are breakers designed to sense "arcing" which can lead to overheating or fires. As with GFCI devices these breakers should be tested on a regular basis.

41) Comment - Ground fault circuit interrupters are installed at the wet areas of the house. GFCI's provide electrical shock protection in water use areas of the house. These safety devices are required in; kitchens, bathrooms, at laundry sinks, exterior areas in contact with the ground, crawl space and garages. Older homes should consider updating the electrical system with these devices. GFCI outlets should be periodically "tripped" to verify they are operating.

42) Repair/Replace - Cabinet hardware (such as pulls) were missing at one or more cabinet doors. Recommend that a qualified person repair as necessary.

43) Repair/Replace - The under-sink food disposal appears to have debris in it and was noisy. Recommend that a qualified person clean the disposal.

44) Repair/Replace - The dishwasher door handle was loose. Recommend that a qualified person repair as necessary.

45) Repair/Replace - An open hole in the kitchen counter was observed. The hole was intended for an air gap, but a Johnson T was used instead for the dishwasher drain. A soap dispenser or insta-hot should be installed.

46) Repair/Replace - The island countertop is missing. The countertop should be installed.

47) Repair/Replace - The range is missing. The range should be installed.

48) Repair/Replace - Cabinet hardware such as cabinet and drawer pulls where missing from location #D, (Master bath). Recommend that a qualified person repair as necessary.

49) Repair/Replace - The sink at location(s) #A was missing and B had incomplete fixtures. The sink installation should be completed.

50) Repair/Replace - Hole in the wall adjacent to light fixture at location #B (Full bath, Second floor). The wall should be repaired.

51) Repair/Replace - The light fixture above the master shower is incomplete. The fixture should be completed.

52) Repair/Maintain - Recommend cleaning and sealing the grout in flooring at location(s) #A and D now and in the future as necessary to prevent staining and to improve waterproofing.

53) Repair/Maintain - Recommend cleaning and sealing the grout in the shower enclosure at location(s) #A and D now and in the future as necessary to prevent staining and to improve waterproofing.

54) Comment - The clothes washer and dryer were not tested and are excluded from this inspection and report.

55) Comment - The clothes washer was installed over a finished space where water leakage can cause damage. No catch pan or drain was installed. Catch pans and drains prevent water damage to finished interior spaces below if the clothes washer leaks. If concerned, consult with a qualified contractor about installing a catch pan. Note that drain lines for catch pans are usually installed below the floor level and are difficult at best to install in an existing structure. A high water alarm can be installed instead of a drain line.

56) Repair/Replace - One or more interior doors were missing or incomplete; at the hall bi-fold door and the bedrooms. Recommend that a qualified person replace or repair doors as necessary.

57) Repair/Replace - Interior wall paint was incomplete on the main floor. All painting should be finished.

58) Repair/Replace - The middle, west bedroom is incomplete. Carpet pulled up, bi-fold doors removed and holes in the ceiling. The room should be completed.

59) Comment - The wood flooring was covered and not inspected.

60) Repair/Replace - Incomplete trim around and adjacent to the fireplace was observed. All trim should be completed.

61) Repair/Replace, Conducive conditions - The plastic vapor barrier installed over the soil in the crawl space was wrapped around or in contact with the sides of one or more wooden support posts. Condensation under the vapor barrier is likely to deposit water at the base of these support posts, and can cause fungal rot. Recommend trimming the plastic vapor barrier where necessary so it's not in contact with any support posts, or any other wooden substructure components.

62) Repair/Replace - 1) Under-floor insulation was missing from under kitchen in the crawl space. This may result in reduced energy efficiency. Recommend installing insulation as necessary.
2) The wiring to the range was loose and inadequately supported. Recommend that a qualified electrician repair the wiring per standard building practices.

63) Appeared Serviceable - The structure appears to be square and level. No cracks where observed in the foundation.