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Concerns are shown and sorted according to these types:
|Safety||Poses a safety hazard|
|Major Defect||Correction likely involves a significant expense|
|Repair/Replace||Recommend repairing or replacing|
|Repair/Maintain||Recommend repair and/or maintenance|
|Maintain||Recommend ongoing maintenance|
|Evaluate||Recommend evaluation by a specialist|
|Monitor||Recommend monitoring in the future|
|Comment||For your information|
Exterior and Foundation
Fungal rot was found at one or more sections of siding or trim, soffits and/or fascia. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced.
No under-floor insulation was installed in the crawl space. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.
The vapor barrier in some areas of the crawl space was deteriorated and/or missing. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms. 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.
Some composition shingles were lifting. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor makes repairs as necessary.
Extensions such as splash blocks or drain pipes for one or more downspouts were missing. 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 gutters were damaged. 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.
Vegetation such as trees, shrubs, and/or vines overhung the roof surface or were in contact with the roof edge. Organic debris such as leaves or needles are likely to accumulate in gutters and on the roof surface. 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. Vegetation in contact with the roof can damage the roof surface and/or the roof drainage system. Recommend pruning vegetation so as to not be in contact with the roof and to not overhang the roof surface. If vegetation is too tall then it should be pruned at least 10 feet above the roof surface.
Attic and Roof Structure
Roof sheathing (plywood or oriented strand board) was sagging in some areas and no panel edge clips ("H clips") were installed. These should be installed when truss or rafter spacing is 24 inches o.c. or more and with 3/8-inch sheathing. These clips help support the edges of the sheathing, and sagging can result if they're not installed. This may also void the warranty on some brands of shingles. Recommend that a qualified contractor evaluate and repair per standard building practices.
The pull-down attic stairs were not insulated. Typically, such stairs that are not insulated also do not have any weatherstripping installed. Recommend that a qualified person install insulation and weatherstripping per standard building practices for better energy efficiency. For more information, visit:http://www.reporthost.com/?INSATTSTRS
An extension cord was being used as permanent wiring for the refrigerator. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring is a potential fire and shock hazard, and indicates that wiring is inadequate and needs updating. Extension cords may be undersized. Connections may not be secure resulting in power fluctuations, damage to equipment, overheating and sparks that could start a fire. Recommend that a qualified electrician repair per standard building practices and eliminate extension cords for permanently installed equipment.
Smoke alarms were missing from one or more bedrooms and/or on one or more levels. 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:http://www.reporthost.com/?SMKALRM
Wire splices were exposed and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association
, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:http://www.reporthost.com/?SMKALRMLS
The inspector was unable to open and evaluate the main panel because it was locked. The condition of the panel is unknown and it is excluded from this inspection. Repairs may be needed. Recommend that a qualified person correct conditions, or that a qualified contractor make repairs if necessary so the panel can be opened, and that a qualified person fully evaluate panel.
Plumbing / Fuel Systems
One or more drain line traps were substandard (e.g. "S", "U" or drum traps). Traps can siphon or run dry and cause sewer gases to enter living spaces. Recommend that a qualified plumber makes repairs per standard building practices. For example, by replacing with modern "P" traps. For more information, visit:http://www.reporthost.com/?TRAPS
Heating, Ventilation and Air Condition (HVAC)
The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
The air handler's primary condensate drain line was clogged. Condensate drain water may accumulate, leak and cause water damage to surrounding areas. Recommend that a qualified HVAC contractor repair as necessary.
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.
Fireplaces, Stoves, Chimneys and Flues
Bathrooms, Laundry and Sinks
The toilet in the master bedroom was loose where it's attached to the floor. Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet for further evaluation and repair if necessary. A new wax ring should be installed and toilet should be securely anchored to the floor to prevent movement and leaking.
No catch pan or drain was installed at the clothes washing machine location, and a finished space was located below. Catch pans and drains prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. If concerned, consult with a qualified contractor about installing a catch pan. Note that installing a drain line for a catch pan routed to the outdoors may not be feasible. As an alternative, a water alarm can be installed in the catch pan. For more information visit:http://www.reporthost.com/?WTRALRM
Caulk around the base of the toilet at location(s) #master was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
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:http://www.reporthost.com/?DRYER
Interior, Doors and Windows
Handrails at flights of stairs going to the second floor were loose. This is a safety hazard. Recommend that a qualified person repair as necessary.
Fungal rot was found at the back exterior entrance door. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
One or more windows that were designed to open and close were difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
Wood Destroying Organism Findings
Evidence of infestation of carpenter bees was found at location(s) # in the form of with visible wood damage. Recommend the following:
- Correct any conducive conditions for wood-destroying organisms mentioned in this report.
- Consult with the property owner about any history of infestation.
- Have a state-licensed pest control operator evaluate further and treat as necessary.
Front porch shutters