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Royal T Home Inspection, LLC

Phone: (703) 910-3251
Inspector: Troy Vogt



Client(s):  Jeremy and Brandalee Cooper
Property address:  3713 W Glen Dower Drive
Fredericksburg, VA 22408
Inspection date:  Thursday, July 07, 2016

This report published on Thursday, July 07, 2016 4:35:09 AM EDT

This summary report is intended to provide a convenient and cursory preview of the more significant conditions and components that were identified within the full report as needing repairs or corrective actions. It is obviously not comprehensive and should not be used as a substitute for reading the entire report, nor is it a tacit endorsement of the conditions of components or features that do not appear in this summary. Our recommendations should be completed before the close of escrow by licensed specialists, who may identify additional problems and may recommend some upgrades that could affect your evaluation of the property.

This summary and report is the exclusive property of Royal T Home Inspection, LLC and the client(s) whose name appears herewith, and its use by unauthorized persons is prohibited.

Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a safety hazard
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information

1 - 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. Recommend that a qualified contractor repair per standard building practices.

-Rear entrance
Photo 1-1
2 - Guardrails at one or more locations with drop-offs higher than 30 inches were wobbly, and pose a fall hazard. Recommend that a qualified person repair guardrails as necessary.
Photo 2-1

Exterior and Foundation
3 - Some sections of siding and/or trim were deteriorated and/or damaged. Recommend that a qualified person repair, replace or install siding or trim as necessary.

-Keep wood components painted/protected to prevent further deterioration.
Photo 3-1
Photo 3-2
4 - Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
Photo 4-1
Photo 4-2
Photo 4-3
Photo 4-4

5 - One or more downspouts were incomplete. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Photo 5-1
Photo 5-2
6 - Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
Photo 6-1
Photo 6-2

Attic and Roof Structure
7 - One or more sections of the roof structure appeared to have substandard ventilation, vents were undersized. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, 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.

-Consider adding attic fan to correct
Photo 7-1
Ridge vent
8 - One or more attic access hatches or doors were not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency. For more information, visit:
9 - One or more exhaust ducts (e.g. bathroom fan, clothes dryer) in the attic have come apart or were loose. This can result in increased moisture levels inside the structure and is a conducive condition for wood-destroying organisms. Recommend that a qualified person make permanent repairs as necessary.
Photo 9-1
Photo 9-2

11 - One or more ground fault circuit interrupter (GFCI) receptacles (outlets) wouldn't trip at the garage. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.

-1 total
Photo 11-1
12 - One or more electric receptacles (outlets) and/or the boxes in which they were installed were 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.

-Master bedroom
13 - One or more cover plates for switches, receptacles (outlets) 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.

-Bedroom #1
Photo 13-1
Photo 13-2

Plumbing / Fuel Systems
14 - Based on gas detector readings, gas appeared to be leaking at the meter supply piping. This is an explosion and fire hazard. A qualified contractor and/or the gas utility company should evaluate and repair immediately.
Photo 14-1
Photo 14-2
15 - One or more hose bibs (outside faucets) were not evaluated due to their being winterized with covers. They are excluded from this inspection.

-Rear of house

Heating, Ventilation and Air Condition (HVAC)
18 - The air handler's primary condensate drain line was clogged and leaking. Condensate drain water may accumulate, leak and cause water damage to surrounding areas. Recommend that a qualified HVAC contractor repair as necessary.
Photo 18-1
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Photo 18-3
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Photo 18-5
19 - Insulation on the heat pump or air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.
Photo 19-1
Photo 19-2
20 - Recommend replacing or washing 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 washing them as necessary. How frequently they need replacing or washing 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).

Fireplaces, Stoves, Chimneys and Flues
22 - Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances may need servicing annually or every few years. Consult with the property owner and/or a qualified specialist to determine if service is needed now.
23 - The gas fireplace or stove was not fully evaluated because the pilot light was off. The inspector only operates normal controls (e.g. on/off switch or thermostat) and does not light pilot lights or operate gas shut-off valves. Recommend that the client review all documentation for such gas appliances and familiarize themselves with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.

24 - One or more sink drains were leaking. A qualified plumber should repair as necessary.
Photo 24-1
Photo 24-2

Bathrooms, Laundry and Sinks
26 - Inoperable stopper
27 - Caulk was missing around the base of the bathtub spout, or there was a gap behind it, at location(s) #A. Water may enter the wall structure behind the bathtub. Recommend that a qualified person repair as necessary to eliminate the gap. For example, by installing or replacing caulk if the gap is small enough. For larger gaps, a shorter spout nipple or an escutcheon plate can be installed.

-2nd floor hallway bathroom
28 - Gaps, no caulk, or substandard caulking were found between the bathtub and the floor at location(s) #A and B. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
29 - One or more sink drains were leaking at location(s) #A and B. A qualified person should repair as necessary.

-2nd floor hallway and master bathroom
Photo 29-1
Photo 29-2
Photo 29-3
Photo 29-4
30 - The sink at location(s) #B drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.

-Master bathroom
31 - The clothes dryer exhaust duct was disconnected in one or more places. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Moisture can accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person make permanent repairs as necessary. For more information, visit:

Interior, Doors and Windows
33 - Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
34 - Mold like substance was found on doors in basement. Caused by water leaking from HVAC.
Photo 34-1
35 - Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.

-Kitchen/dining room ceiling
Photo 35-1
Photo 35-2