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Sutton Home Inspections

http://www.reporthost.com/sutton
(319) 456-6072 · (319) 653-1830
FAX: (319) 456-6072
207 E Wasson St 
Richland IA 52585-9529

Property Inspection Report

Client(s):  My Client
Property address:  1234 Any Street
Everywhere, State
Inspection date:  Tuesday, July 7, 2111

This report published on Thursday, October 11, 2018 4:35:26 PM CDT


How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a safety hazard
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeServiceableItem or component is in serviceable condition
Concern typeCommentFor your information
Concern typeDamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
Concern typeConducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at https://www.reporthost.com/glossary.asp

Table of Contents

General Information
Grounds
Exterior and Foundation
Basement
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Wood Destroying Organism Findings

View summary

General Information
Table of contents
Report number: 07101301
Time started: 1pm
Inspection fee: $250.00
Payment method: Check due on closing or 60 days whichever is sooner
Type of building: Single family
Buildings inspected: One house, One detached garage
Number of residential units inspected: 1
Age of main building: 41
Source for main building age: Municipal records or property listingCounty Assessor
Front of building faces: East
Main entrance faces: East
Occupied: Yes, Furniture or stored items were present
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:
http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC
2) Based on non-standard construction observed, modifications to this property may have been made without the owner having attained permits or inspections from the municipality. Work may have been performed by someone other than a qualified contractor or person. Consult with the property owner about this, and if necessary research permits.

At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly alterations to bring the building into legal compliance or even require that the additions or modifications be removed.
3) Many areas and items at this property were obscured by furniture, stored items. 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.
4) The client should be aware that prior to 1976, factory-built homes in America were built only according to voluntary standards. Because this building was built prior to 1976, it may be significantly substandard in safety, efficiency, quality, durability, etc. Factory-built homes since 1976 have been required to comply with federal construction and safety standards (the HUD Code). This code is administered by the U.S. Department of Housing and Urban Development (HUD), and standardizes design, construction, energy efficiency, fire resistance, transportability, strength, and durability. It also mandates performance standards for the electrical, plumbing, air conditioning, thermal, and heating systems.
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Minor slope. Ground should slope away from bldg 1"/ft for first 6'. Has appx 2" in first 6'.
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Pation covered (Refer to Roof section). Open deck.
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood, Concrete
5) Conducive conditionsFlashing appeared to be missing from above one or more deck or porch ledger boards, or could not be verified. Missing flashing at this location can cause moisture to accumulate between the ledger boards and the building. Fungal rot may occur in this area and cause the ledger board fasteners to fail. The deck may separate from the building in this event. This is a potential safety hazard. Recommend that a qualified contractor install flashing above ledger boards per standard building practices. For more information, visit:
http://www.reporthost.com/?LB
http://www.reporthost.com/?SD
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. Recommend that a qualified contractor repair or replace guardrails per standard building practices.
7) Post foundation blocks sitting on ground surface, not embedded below frost line. This can lead to deck/house junction prematurely failing due movement caused heaving of the ground during freeze/thaw cycles.
8) Conducive conditionsSoil was in contact with or too close to wooden deck or porch 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, but 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:
http://www.reporthost.com/?IMPEL
9) Conducive conditionsDecking boards were spaced closer together than 3/8 inch, and organic debris (e.g. leaves, fir needles) may accumulate between the boards. This is a conducive condition for wood-destroying organisms since decking boards and joists below are more subject to fungal rot where there is accumulated debris. Recommend cleaning and removing debris from board gaps as necessary. If or when the deck boards are replaced, recommend spacing boards so they're 3/8 inch apart to allow debris to fall through the cracks rather than accumulate in them.
10) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Exterior and Foundation
Table of contents
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground, from a ladder
Condition of wall exterior covering: Appeared serviceable, some areas show signs of water damage
Apparent wall structure: Wood frame
Wall covering: Wood, Wood fiber
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Finished basement
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Unable to observe footings.
11) DamageConducive conditionsFungal rot was found at one or more window frames, soffits, fascia. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified person repair as necessary. All rotten wood should be replaced.

Corners improperly repaired. Use of spray insulation in attempt to seal. Front horiz/vert siding transition needs repaired and sealed.
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Photo 11-1 Wood rot on corner trim
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Photo 11-2 Wood rot and improper repair
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Photo 11-3 Wood rot and improper repair.
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Photo 11-4 Wood used as filler to make storm window fit rotting
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Photo 11-5 Wood rot at soffit and fascia
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Photo 11-6 Wood rot on corner trim boards
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Photo 11-7 Fascia wood rot.
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Photo 11-8 Soffit wood rot
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Photo 11-9 Soffit wood rot
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Photo 11-10 Fascia wood rot
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Photo 11-11 Unpainted, rotted wood above gutters
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Photo 11-12 Wood rot at soffit and fascia
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Photo 11-13 Delamination/wood rot at gable soffit peak
12) Conducive conditionsFlashing at one or more locations was substandard. Leaks can occur as a result. Recommend that a qualified person repair, replace or install flashing as necessary, and per standard building practices.

Flashing above replacement windows not sealed.
Photo
Photo 12-1 Metal trim above replacement windows does not extend to wall and is not sealed.
13) Conducive conditionsOne or more sections of horizontal trim boards had no "Z" flashing installed above them where they met siding. "Z" flashing should be installed above these boards to reduce the chance of leaks between the trim and siding. Without this flashing, caulk and paint must be diligently maintained, or water can enter wall cavities and cause rot and possible structural damage. Recommend that a qualified contractor install flashing above horizontal trim boards where missing and per standard building practices. Note that when trim or siding is removed to install flashing, damaged wood may be found and additional repairs may be needed.
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Photo 13-1 Lack of Z flashing at vert/horiz siding transition. Transition board separating and pulling caulking loose.
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Photo 13-2 Deck rail post being used to force transition board in place.
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Photo 13-3 Siding transition board separating and no longer sealed
14) Bird nest in front fascia where ventilation screens missing.
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Photo 14-1 Birds nest in soffit
15) Conducive conditionsThis property was clad with composition wood-fiber siding. Various manufacturers (e.g. Louisiana Pacific, Weyerhaeuser and Masonite) have produced this type of siding, which is made from oriented strand board (OSB) or "hardboard." It is prone to deteriorate and/or fail prematurely due to moisture penetration, especially when the paint coating is substandard or has not been maintained. Failure is typically visible in the form of swelling, cracking, buckling, wafer pops, delamination and fungal growth.

Some areas of siding on this structure showed symptoms described above and need replacement and/or maintenance. Some manufacturers (e.g. Louisiana Pacific) recommend a repair process for this siding where affected areas are sealed with Permanizer Plus, a flexible primer made by Pittsburgh Paint, followed by two coats of 100% acrylic latex paint. This sealant must be applied to the bottom edges using a brush. The face of the siding can be sprayed. The Permanizer Plus sealer isn't required for edges that aren't swollen, cracked or deteriorated, but the acrylic latex should still be brushed on these edges.

Recommend that a qualified contractor evaluate and replace siding as necessary, and/or seal and repaint as necessary. Repairs should be made per the siding and/or sealant manufacturer's installation instructions, and per standard building practices.

For more information, visit:
http://www.reporthost.com/?PERMPLUS
http://www.reporthost.com/?COMPSDNG
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Photo 15-1 Surface layer of siding delaminated.
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Photo 15-2 Siding delaminating
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Photo 15-3 Siding deteriorating
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Photo 15-4 Deteriorated siding and loose corner trim on garage.
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Photo 15-5 Deteriorated siding on garage.
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Photo 15-6 Deteriorated siding on garage.
16) Conducive conditionsOne or more windows or doors were installed with no "drip cap" or "Z" flashings installed above them. Better building practices call for such flashings, which greatly reduce the chance of leaks above windows and doors. Without this flashing, caulk and paint must be maintained or water can enter the wall structure and cause rot and possible structural damage. Depending on the exposure (e.g. roof overhang, height of exterior wall, direction of prevailing rain) this may or may not be an issue. The client should monitor these areas in the future and maintain caulk and paint as necessary. Consult with a qualified contractor about installing flashings where needed, and per standard building practices. Note that when trim or siding is removed to install flashing, damaged wood may be found and additional repairs may be needed.
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Photo 16-1 Metal trim above replacement windows does not extend to wall and is not sealed.
17) Conducive conditionsSouthwest basement window used for improper cable entrance. Can allow moisture, vermin, or pest entry. Recommend routing cable through wall correctly.
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Photo 17-1 Improper cable entrance.
18) One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.
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Photo 18-1 Wood rot on corner trim
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Photo 18-2 Wood rot and improper repair
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Photo 18-3 Wood rot and improper repair.
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Photo 18-4 Birds nest in soffit
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Photo 18-5 Wood rot on corner trim boards
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Photo 18-6 Soffit wood rot
19) Conducive conditionsVegetation 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.
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Photo 19-1 Vegetation in contact with siding
20) Conducive conditionsSome areas of the exterior paint or stain finish were incomplete and/or substandard (e.g. primed only, too few coats). Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
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Photo 20-1 Corner trim board cut to allow deck addition. Exposed wood not painted.
21) Conducive conditionsCaulk was deteriorated, substandard in some areas. For example, around windows, at siding butt joints. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/?CAULK
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Photo 21-1 Caulking separating from joints
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Photo 21-2 Caulking separating from joints
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Photo 21-3 Siding but joints not sealed
22) Conducive conditionsSeveral windows need reglazed.
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Photo 22-1 Dried and missing window glazing
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of floor substructure above basement: Appeared serviceable
Pier or support post material: Steel
Beam material: Laminated wood.
Floor structure: Solid wood joists
23) Risers for stairs at one or more locations were higher than 7 3/4 inches and posed a fall or trip hazard. Modern codes require 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.
24) 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. Recommend that a qualified person install returns per standard building practices.
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Photo 24-1 No returns on stair handrail
25) The only entrance/exit to the basement appeared to be the basement stairs. While this is common in older homes, modern standards require a secondary escape for use in the event of fire or an emergency. Such entrances/exits should allow entry by emergency personnel and their equipment. It is beyond the scope of this inspection to verify compliance with the current codes, and codes are generally not retroactive. Consult with a window/door contractor and/or the local municipal building officials regarding egress guidelines.
26) Sump pump at bottom of stairs, trip hazard.
27) Loose carpet at bottom of stairs, trip hazard.
28) One ply of beam completely cut through (1 1/2") in mechnical room apparently to allow electric wire. Structural engineer should evaluate .
29) Southern most post appears to have been moved from original location. This moved the post approximately 2' further from a beam splice and possibly off thickened concrete post footing. Structural engineer should do further analysis.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
30) Gutter strap as much as 8' apart.
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Photo 30-1 Long spans between gutter straps.
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Photo 30-2 Long spans between gutter straps.
31) One downspout extension disconnected.
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Photo 31-1 Downspout extension disconnected.
Attic and Roof Structure
Table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
32) No attic access observed.
Garage or Carport
Table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Detached, Garage
Condition of garage vehicle door(s): Required repair, replacement and/or evaluation (see comments below)
Type of garage vehicle door: Sectional
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: None
33) One or more garage vehicle doors were damaged or deteriorated. Recommend that a qualified contractor repair or replace door(s) as necessary.
34) Siding severly deterorated. Roof has moss on north side and shigles near end of lifespan. Roof water penetration noted on underside of sheathing.
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Photo 34-1 Moss on garage shingles that are near the end of their lifespan as viewed from ground.
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Photo 34-2 Signs of garage roof water penetration
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Photo 34-3 Signs of garage roof water penetration
35) Walk in door severely deteriorated, no threshold present allowing moisture, vermin, and insects to enter.
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Photo 35-1 Deteriorated garage walk door and lack of threshold.
36) Interior wiring substandard. Recommend qualified electrician evaluate/repair as needed.
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Photo 36-1 Substandard wiring in garage.
37) Garage window cracked.
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Photo 37-1 Cracked garage window.
38) Outside light not properly fastened. Recommend qualified electrician evaluate/repair as needed.
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Photo 38-1 Disconnected garage electric service and improperly installed light.
39) Electric to garage disconnected. Recommend qualified electrician evaluate/repair as needed.
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Photo 39-1 Disconnected garage electric service and improperly installed light.
40) Trees to close to garage allowing debris to accumulate on garage.
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Photo 40-1 Debris on roof from tree that is too close to building.
41) One or more automatic door openers were not plugged in or had no power. The inspector was unable to fully evaluate the automatic opener(s).
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Photo 41-1 Sectional garage door disconnected
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Photo 41-2 Sectional garage door operator dismantled.
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
42) Outlet in basement mechanical room and southeast room had apparent open neutral line. Recommend qualified electrician evaluate/repair as needed.
43) Electric panel seems adequate for the panel's 100 amp main breaker. However several circuit breakers appear to have been double tapped. Appears that at least one circuit breaker was incorrectly wired using the white neutral wire as a hot wire. One hot (black) wire was noted to have its insulation nicked and showing bare wire. Recommend qualified electrician evaluate/repair as needed.
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Photo 43-1 While difficult to see in this picture there is at least 2 double taps on this side along with what appears to be 2 neutral wires used as hot. You can also see that neutral wires and ground wires are incorrectly mixed in the same bus.
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Photo 43-2 Exposed hot wire in this area.
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Photo 43-3 While this picture didn't turn out as well as would have liked there is at least one double tap here.
44) Washer not plugged into "appliance" extension cord.
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Photo 44-1 Clothes washer plugged into incorrect extension cord type
45) Several outlets throughout hose appear to have been abandoned with no faceplates added to cover. Recommend qualified electrician evaluate/repair as needed.
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Photo 45-1 Faceplate missing on abandoned(?) outlet
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Photo 45-2 Missing faceplate
46) The size of the wire for the clothes dryer may too small for the 40 amp circuit breaker on that circuit. Recommend electrician evaluate/repair as needed.
Plumbing / Fuel Systems
Table of contents
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
47) 2 apparently abandoned drain lines not mechanically fastened in mechanical room. Qualified plumber should evaluate and correct as necessary.
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Photo 47-1 
48) Many water shutoff valves showed minor to severe corrosion from past leaking.
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Photo 48-1 Corrosion on water shutoffs under kitchen sink.
49) Apparent leak in lavatory drain of full bath as evidenced by bowl sitting under p-trap.
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Photo 49-1 Drip bowl under lavatory in full bath.
50) Garbage disposal drain connected with use of flexible plumbing. this can allow food particles to accumulate and block drain.
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Photo 50-1 Flexible plumbing on outlet of garbage disposal.
51) Main water entrance shows signs of leakage
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Photo 51-1 Signs of leakage at water entrance
Water Heater
Table of contents
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
52) Appears to be less than 5 years old.
Heating, Ventilation and Air Condition (HVAC)
Table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
53) Air conditioning A-coil drain lines routed through combustion gas exhaust chase using garden hose. Recommend civil engineer evaluate for safety.
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Photo 53-1 Garden hoses apparantly for AC A-coil drainage running in exhaust flue chase.
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Photo 53-2 Closeup of damaged exhaust flue mount
54) Low voltage wiring splices in hot water heating unit missing covers (wire nuts)
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Photo 54-1 Low voltage wiring in hot water heating unit improperly covered
55) Central air conditioning not listed on assessor's site and was obviously added at a later date. Due to temperature being below 65 degrees with the last 24 hours only the fan function was tested.

Fins on outdoor compressor unit appeared to need cleaning.
56) Hot water heating unit less than 3 years old.
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
57) Diffuser for light above sink missing.
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Photo 57-1 Missing diffuser at light above kitchen sink.
Bathrooms, Laundry and Sinks
Table of contents
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
58) Aerator in basement bathroom missing/damaged.
59) Lavatory in full bath has a drainage problem. With water on full water in sink built up faster than it drained.
60) Staining on ceiling in full bath around exhaust fan. Likely from past roof leak. Roof flashing for this fan appears to have been reused and installed correctly after reroof. If leak persists it may need further repair or replacement.
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Photo 60-1 Signs of water damage at exhaust fan in full bath.
Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
61) Smoke detectors appear inoperable due to intentional battery removal.
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Photo 61-1 Most smoke detectors appeared to have been rendered inoperable by removal of batteries
62) Laundry room flooring has multiple punctures.
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Photo 62-1 Punctures in laundry room flooring.
63) North (patio) door appears to have had considerable air infiltration as evidenced by repeated applications of weatherstripping
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Photo 63-1 Deteriorated weatherstripping on north (patio) door jamb.
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Photo 63-2 Weatherstripping applied to both the north door and the jamb
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Photo 63-3 Weatherstripping applied to north door
64) Single pane windows show signs of mildew.
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Photo 64-1 Mildew on single pane window
65) Laminate flooring in kitchen/dining room not installed according to manufacturer's instructions. Short end splices should be staggered by a minimum of 12 inches. Most of these splices were in a single line.
Wood Destroying Organism Findings
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Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection.
66) No obvious signs of insect infestation, however with the amount of wood rot on exterior of home it might be advisable to have a pest inspection performed by a qualified company.


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Photo X-1 Something removed, holes appear filled but not painted on north side of house
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Photo X-2 Ground siding contact on garage
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Photo X-3 Wood rot on garage fascia
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Photo X-4 Wood rot on garage fascia
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Photo X-5 Hole in gypsum board in garage
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Photo X-6 Signs of water on floor of garage.
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Photo X-7 Missing handle on closet door
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Photo X-8 Covering AC air duct

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