This report has been prepared for the sole and exclusive use of the client indicated above and is limited to an impartial opinion which is not a warranty that the items inspected are defect-free, or that latent or concealed defects may exist as of the date of this inspection or which may have existed in the past or may exist in the future. The report is limited to the components of the property which were visible to the inspector on the date of the inspection and his opinion of their condition at the time of the inspection.
Exterior and Foundation
Signs of settlement and structural repairs was found in the foundation, there was a steel angle installed at the back foundation wall and cracks along the length of the steel angle. These appear to be a structural concern and may indicate that settlement is ongoing. Recommend hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:
- Foundation repair contractors who may prescribe repairs, and will give cost estimates for such repairs
- Masonry contractors who repair and/or replace brick veneer
- Geotechnical engineers who attempt to determine if settlement is ongoing, and the cause of the settlement
- Structural engineers who determine if repairs are necessary, and prescribe those repairs
Repairs should be made by a qualified contractor.
Reference the Garage section below for further information that may be related to this issue.
Some sections of siding and/or trim were split and/or missing. Recommend that a qualified person repair, replace or install siding or trim as necessary.
The small dormer on the roof as shown below has no exterior grade siding, merely plywood. This area is not visible from the ground and partially shielded from the elements by the soffits overhang. There is some visible evidence of past moisture intrusion in the attic on the back side of this area.
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.
One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
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.
Some 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.
This refers to the facials, soffits and siding areas on the roof, there are 3 or 4 of these areas.
Garage or Carport
Significant cracks, heaving and/or settlement were found in one or more sections of concrete slab floors. Uneven surfaces can pose a trip hazard. Recommend that a qualified contractor repair or replace concrete slab floors where necessary.
The first picture below shows the slab settlement directly over the foundation repaired area discussed above. This area has settled quite a bit, many if not all cracks in the garage have been patched with some sort of sealant or grout product. Recommend asking the sellers what information they have concerning these areas.
One or more automatic door openers were malfunctioning. Recommend that a qualified contractor evaluate and repair or replace opener(s) as necessary.
The automatic garage door opened properly but when trying to close the door stopped and reversed. Upon closer examination the door track roller shown below came out of the track when the door opened. In order to get the door closed the inspector puled the door back into the tack and it functioned properly. Opening and attempting to close it 4 or 5 more times the door functioned properly about half the time.
One or more garage vehicle doors were damaged or deteriorated, in this case the side and door bottom weather stripping was both damaged. Recommend that a qualified contractor replace door(s) as necessary.
Gaps were found below or around one or more garage vehicle doors. Vermin and insects can enter the garage as a result. Recommend that a qualified person repair as necessary to eliminate or minimize gaps. This is due to the settlement of the concrete slab on the left and right side of the slab.
One or more electric receptacles (outlets) at the kitchen and/or wet bar 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:http://www.reporthost.com/?GFCI
The electrical panel on the left was found in the exact location as it is shown in the first picture, hanging off the breakers with no screws securing it to the box. The metal panel hanging on the breakers is an unsafe condition as it could prevent a breaker from tripping in the event of a short. After inspecting the panel the screws laying on the shelf under the panel were too small to fit the holes in the box and so for safety reasons the panel cover on the right was left as shown in the second picture below. A licensed electrician should take corrective measures to secure the panel to the box. Having an open panel like this also poses a safety risk.
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.
The GFCI receptacle at the master bathroom on the right was very loose, the same outlet that wouldn’t reset.
Additionally there is an outlet laying on top of the electric steam boiler that services the steam shower in the master bathroom. All outlets should be securely attached to wall studs.
Video Link: https://youtu.be/fBpI6ZWLq3E
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.
The legend for circuit breakers or fuses in panel(s) #A and B 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.
Heating, Ventilation and Air Condition (HVAC)
The forced air heating or cooling system was noisy. Recommend that a qualified HVAC contractor evaluate and repair as necessary.
Video Link: https://youtu.be/XXAO9Hnr7CU
An electronic air filter was installed. Recommend checking filters upon taking occupancy and monthly in the future. Guidelines vary depending on the manufacturer, but when the filters are dirty, the following steps should normally be performed:
- Turn off filter and wait 30 seconds before pulling off cover
- Note direction arrow on cells is oriented and positions of pre-filters and cells
- Remove cells and pre-filters
- Clean pre-filters with a vacuum cleaner and brush attachment
- Wash cells in a dishwasher, in a tub or with a garden hose
- Be careful not to break ionizing wires or bend collector plates
- Use only soaps that are safe for aluminum (e.g. dishwasher soap)
- When using a dishwasher, support cells with 4 glasses, and don't use the drying cycle
- When using a bathtub, soak cells for 15-20 minutes and then agitate them
- Let cells air-dry
- Reinstall cells and filters in the correct position and orientation and turn filter back on
Note that how often filters need cleaning depends on how the system is configured (e.g. always on versus "auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season). For more information, visit:http://www.reporthost.com/?EAFM
Interior, Doors and Windows
Stains and elevated levels of moisture were found in one or more ceiling areas. The stains appear to be due to an active plumbing leak. Recommend that a qualified contractor evaluate and repair as necessary.
Above the lower level bathroom toilet, the moisture meter levels were 100%. Directly above this is the master bathroom and other main floor bathroom. Prior to closing the source of the leak should be identified and repairs including cei ling and any other saturated areas.
One or more 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. Lower level bedroom door.
One or more interior doors were sticking in the door jamb and were difficult to operate. Recommend that a qualified person repair as necessary. For example, by trimming doors.
Lower level closet door with the homes water shut off inside.