Loading
Document Name
Sort Generated Document By
Total Credit Requested
$ 0.00
Preview
Create
Header Text
Total Credit Requested
$ 0.00
Preview
Create
Viewing:

1234 Main St.
Roseburg, OR 97470
12/05/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
1
Minor maintenance issue
39
Moderate issue
4
Major or safety issue

OVERVIEW AND SCOPE OF THE INSPECTION

Assurance Home Inspection, LLC strives to perform all inspections in substantial compliance with the Standards of Practice as set forth by the State of Oregon (Oregon Standards of Practice). As such, I inspect the readily accessible, visually observable, installed systems and components of the home as designated in these Standards of Practice. When systems or components designated in the Standards of Practice were present but were not inspected, the reason(s) the item was not inspected will be stated. This inspection is not technically exhaustive.

This report contains observations of those systems and components that, in my professional judgement, were not functioning properly, significantly deficient, or observed to be unsafe. It is recommended that all items in this report that are designated for repair, replacement, maintenance, or further evaluation should be investigated by qualified professionals within the clients contingency period or prior to closing, which is contract applicable, to determine a total cost of said repairs and to learn of any additional problems that may be present during these evaluations that were not visible during a "visual only" Home Inspection. 

This inspection will not reveal every concern or issue that may be present, but only those significant defects that were visible at the time of inspection. This inspection can not predict future conditions, or determine if latent or concealed defects are present. The statements made in this report reflect the conditions as existing at the time of Inspection only, and expire at the completion of the inspection. Weather conditions and other changes in conditions may reveal problems that were not present at the time of inspection; including roof leaks, or water infiltration into crawl spaces or basements. This report is only supplemental to the Sellers Disclosure and Pest (WDI) Inspection Report. Refer to the State of Tennessee Standards of Practice (linked to above), and the Inspection agreement regarding the scope and limitations of this inspection.

This inspection is NOT intended to be considered as a GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, REGARDING THE CONDITIONS OF THE PROPERTY, INCLUDING THE ITEMS AND SYSTEMS INSPECTED, AND IT SHOULD NOT BE RELIED ON AS SUCH. This inspection report should be used alongside the sellers disclosure, pest inspection (WDI) report, and quotes and advice from the tradespeople recommended in this report to gain a better understanding of the condition of the home. Some risk is always involved when purchasing a property and unexpected repairs should be anticipated, as this is unfortunately, a part of home ownership. One Year Home Warranties are sometimes provided by the sellers, and are highly recommended as they will cover future repairs on major items and components of the home. If a warranty is not being provided by the seller(s), your Realtor can advise you of companies who offer them. 

NOTICE TO THIRD PARTIES

THIS REPORT IS INTENDED ONLY FOR THE USE OF THE PERSON PURCHASING THE HOME INSPECTION SERVICES.  NO OTHER PERSON, INCLUDING A PURCHASER OF THE INSPECTED PROPERTY WHO DID NOT PURCHASE THE HOME INSPECTION SERVICES, MAY RELY UPON ANY REPRESENTATION MADE IN THE REPORT.

CONCERN CATEGORIES

MINOR CONCERN

Maintenance items, do-it-yourself (DIY) items, or recommended upgrades will fall into this category. These concerns will ultimately lead to Moderate Concerns and Major Concerns if left neglected for extended periods of time. These Concerns may be more straightforward to remedy.

MODERATE CONCERN

Most items will fall into this category. Concerns that inevitably lead to, or directly cause (if not addressed in a timely manner) adverse impact on the value of the home, or unreasonable risk (Unsafe) to people or property. These concerns typically require further evaluation or may be more complicated to remedy.

MAJOR CONCERN

A specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people or property. These concerns are often imminent or may be very difficult or expensive to remedy.

ADDITIONAL NOTES

TESTS FOR ENVIRONMENTAL HEALTH HAZARDS NOT CONDUCTED: No tests were conducted to determine the presence of airborne particles such as asbestos, noxious gases such as radon, formaldehyde, toxic, carcinogenic or malodorous substances or other conditions of air quality that may have been present; nor conditions which may cause the above. No representations were made as the existence or possible condition of lead paint, abandoned wells, private sewage systems, or underground fuel storage tanks. There were no representations as to any above or below ground pollutants, contaminants, or hazardous wastes. The quality of the drinking water was excluded from this inspection.  The inspection did not include analysis or testing for concealed wood decay, mold, mildew or fungi growth.

QUALIFIED PROFESSIONALS AND FURTHER EVALUATION: It is recommended that licensed professionals be used for repair issues as it relates to such comments in this report, and copies of receipts be kept for warranty purposes.  The use of the term 'qualified professional' above is defined as an individual, company, or contractor whom is certified in the field of concern and state licensed, insured, and bonded.  If I recommended evaluation or repairs by qualified professionals, it is possible that they will discover additional problems since they will be invasive with their evaluations and repairs, whereas a home inspection is non-invasive and not technically exhaustive.  

CAUSES OF DAMAGE AND METHODS OF REPAIR: Any suggested causes of damage or defects, and methods of repair mentioned in this report are considered a professional courtesy to assist you in better understanding the condition of the home, and in my opinion only from the standpoint of a visual inspection, and should not be wholly relied upon. Contractors or other licensed professionals will have the final determination on the causes of damage/deficiencies, and the best methods of repairs, due to being invasive with their evaluation. Their evaluation will supersede the information found in this report.

INACCESSIBLE AREAS AND ITEMS: In the report, there may be specific references to areas and items that were inaccessible or only partly accessible.  I can make no representations regarding conditions that may be present in these areas or with these items, since they were concealed or inaccessible for review.  It is recommended that these areas or items be made accessible and inspected prior to the ending of a real estate agreement inspection period and/or closing.

COMPONENT LIFE EXPECTANCY: Components may be listed as having no deficiencies at the time of the inspection, but may fail at any time due to their age or lack of maintenance, that couldn't be determined by me as the home inspector. A life expectancy chart can be viewed by visiting my website here: Life-expectancy Chart.

Please make sure to read the inspection report in its entirety.  Contact me directly to ask questions or request more information.

1 - Inspection Details

Occupancy
Occupied, Vacant
Temperature (approximate)
43 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Cloudy
The house is considered to face
West
Structures Inspected

This inspection report details findings for both the front house that is vacant and the back house that is tenant occupied.  The individual comments in the report will note which house (front or back) the reported condition was found.

Cosmetic Issues

Issues that appear to be cosmetic in nature are not noted in the inspection report, nor does the inspector comment on the aesthetics or quality of the finishes.

Furnishing and stored items

Stored items and furnishings are not moved for the inspection.  

2 - Roof

Inspection Method
Walking roof, Ladder at roof's edge
Roof Type/Style
Gable, Combination
Coverings: Material Condition
Satisfactory
Drip-edge flashings: Material
Steel
Coverings: Material
Asphalt-shingle
Roof Drainage Systems: Gutter Material
Steel

The roof drainage system consisted of conventional gutters hung from the roof edges feeding downspouts.

Credit
Comment
2.1.1 - Coverings

Debris on roof
Front house east roof surface

Debris from trees has collected on the roof's surface.  Organic material such as this retains moisture and promotes the growth of moss, algae, and/or mold.  All of those conditions will hasten the deterioration of the roofing material.  The inspector recommends cleaning the roof's surface by a handyman.

Tools Handyman/DIY
Credit
Comment
2.2.1 - Roof Drainage Systems

Debris

Debris has accumulated in the gutters. Clogged gutters are not able to properly drain rainwater away from the exterior finishes of the house.  Overflowing gutters may saturate the fascia boards at the gutter's attachment, splash up onto the siding, and saturate the ground around the house's foundation.  The inspector recommends cleaning the gutters by a handyman.

Here is a DIY resource for cleaning your gutters. 

Tools Handyman/DIY
Credit
Comment
2.2.2 - Roof Drainage Systems

Downspouts Drain Near House
All gutter downspout locations

One or more downspouts from the houses gutter system drains too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement and/or moisture intrusion into the house's crawl space, potentially creating moisture problems, such as promoting the growth of mold and an environment conducive to wood-destroying organisms. The inspector recommends extending gutter downspouts to drain away from the foundation by a qualified professional. 

Here is a helpful DIY link and video on draining water flow away from your house. 

Contractor Qualified Professional

3 - Exterior

Exterior Doors: Exterior Entry Door
Steel
Exterior Doors: Condition of Doors
Satisfactory
Walkways, Patios & Driveways: Driveway Material
Street Parking
Decks, Balconies, Porches & Steps: Extended/outdoor structures
Front Porch
Decks, Balconies, Porches & Steps: Material
Wood
Walkways, Patios & Driveways: Walkways
Concrete
Siding, Flashing & Trim: Siding Material
Fiber Cement, Plywood
Credit
Comment
3.2.1 - Siding, Flashing & Trim

Ground Clearance
East exterior of front house

Wood siding covering exterior walls had inadequate clearance from soil grade. This condition may result in damage to the siding from wood decay caused by moisture absorption and increases the possibility of damage by wood-destroying organisms. Wood siding should have a minimum clearance of 6 inches from grade.  The inspector recommends improving the distance between the siding and soil grade by a qualified professional.

Contractor Qualified Professional
Credit
Comment
3.2.2 - Siding, Flashing & Trim

Loose or missing siding

A portion of the wood siding was observed to be loose or missing at this location, which could result in moisture and/or pest intrusion into the interior wall, damaging building components and/or promoting the growth of mold. The inspector recommends replacing or securing the siding as needed by a qualified professional.

Contractor Qualified Professional
Credit
Comment
3.4.1 - Walkways, Patios & Driveways

Patio Cracking - Major
Back house sideyard

Significant settling & cracking of the concrete patio at this location was observed. While the cracking of the patio is not presently creating a significant tripping hazard, if it is being caused by the adjacent tree, the cracking may worsen over time. The inspector recommends removing the tree and repairing the concrete patio by qualified professionals at the discretion of the home owner.

Contractor Qualified Professional
Credit
Comment
3.4.2 - Walkways, Patios & Driveways

Walkway Cracking - Minor
Front walkway of front house

Minor cosmetic cracks observed were observed in the concrete walkway at this location.  The cracks in the walking surface are not yet creating a significant tripping hazard.  The inspector recommends monitoring for worsening and repair when necessary by a qualified professional.

Mag glass Monitor
Credit
Comment
3.5.1 - Decks, Balconies, Porches & Steps

Mild paint/stain deterioration
Front house porch steps

The paint/stain finish designed to protect the wood decking at this location was observed to be deteriorating at the time of the inspection. Failure of the finish coating will allow Ultra Violet (UV) radiation from sunlight, heat, moisture and freezing moisture to reduce the lifespan of bare wood exposed to weather. Maintenance performed on an routine schedule can significantly extend the lifespan of wood deck components. The inspector recommends improving the finish by a qualified professional.

Contractor Qualified Professional
Credit
Comment
3.5.2 - Decks, Balconies, Porches & Steps

Porch guardrail loose or damaged
Back house porch railing

The guardrail at this elevated porch structure is loose or damaged.  Since the guardrail is designed to protect people from falling off of the elevated structure and this condition is decreasing its ability to do so, it should be considered a fall and/or safety hazard.  The inspector recommends repair of the guardrail by a qualified professional.  

Contractor Qualified Professional
Credit
Comment
3.5.3 - Decks, Balconies, Porches & Steps

Dry rot on wood support post
Back house porch structure

Dry rot was observed on a wood post supporting the porch and porch roof structure at this location.  Though the dry rot damage is not yet extensive, it will eventually weaken the structure and threaten its structural integrity.  The inspector recommends repair or replacement of the post by a qualified professional before the component begins to fail.  

Contractor Qualified Professional
Credit
Comment
3.6.1 - Eaves, Soffits & Fascia

Gaps at fascia and/or soffits
Various soffit/fascia locations on the front house

There are openings, gaps or holes in the fascia and/or soffit materials at these locations.  These gaps are access points for water and/or pest intrusion into the wall and roof structures behind them. It is considered best practice to seal all gaps and openings in fascia and soffit locations with wood, foam, and/or caulking to create an surface impervious to water and pests.  The inspector recommends sealing these gaps with the appropriate materials by a qualified professional.

Contractor Qualified Professional
Credit
Comment
3.7.1 - Vegetation, Grading, Drainage & Retaining Walls

Negative Grading
East exterior of the front house

The grading of the soil at the exterior of the house's foundation at this location is sloping towards the home. This could lead to water saturation of the soil around the foundation, which can lead to movement of the houses structure, and water intrusion into the crawl space, which can cause moisture issues inside the crawl space, creating an environment conducive to wood-destroying organisms and mold growth.  The inspector recommends regrading the soil and/or installing underground drainage by a qualified professional, in order to channel water away from the houses foundation.

Here is a helpful article discussing negative grading. 

Yard scissors Landscaping Contractor
Credit
Comment
3.8.1 - Electrical, lighting, and outlets

GFCI protection missing
North exterior wall of back house

The home had an outdated, ungrounded 2-prong electrical receptacle at this location. Although this condition may have been commonly considered safe or acceptable at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding.  For safety reasons, the inspector recommends that receptacles located in basements, crawlspaces, garages, the home exterior, and interior receptacles located within 6 feet of a plumbing fixture be provided with ground fault circuit interrupter (GFCI) protection in good working order to avoid potential electric shock or electrocution hazards.

Contractor Qualified Professional
Credit
Comment
3.9.1 - Windows

Exterior glazing deteriorated or missing
North, South and West exterior windows of front house

The exterior window glazing on the single pane windows at these locations was deteriorating or missing.  A window glazing putty is typically installed between the wood frame of single pane windows and their glass.  This window glazing material, once it hardens, helps hold the glass in its frame.  This condition may allow the glass to be easily removed, fall out of its frame, and/or reduce the energy efficiency of the window.  The inspector recommends repairing or replacing the deteriorated or missing window glazing by a qualified professional.    

Contractor Qualified Professional

4 - Basement, Crawlspace & Structure

Inspection Method
Attic Access, Entering crawl space
Foundation Wall Structure: Material
Masonry Block
Floor Structure: Material
Wood floor joists
Floor Structure: Sub-floor
Plywood
Floor Structure: Basement/Crawlspace Floor
Dirt
Roof structure: Roof construction
Rafters
Basements & Crawlspaces: Structure type
Crawl space
Credit
Comment
4.1.1 - Foundation Wall Structure

Foundation Cracks
All sides of back house foundation wall

The masonry block foundation was cracked in several locations. The cracks include evidence of differential movement (shifting of the foundation on one or both sides of the crack, so that the surface plane of the wall no longer lines up), wall bowing and/or leaning.  This condition is typically consistent with soil movement and/or significant tree root upheaval, both of which appear to be contributing factors at these locations. Based on corresponding evidence on the interior of the house (cracked interior finishes), this condition has lead to significant structural movement in the past.  Recent repairs appear to have been made to the houses foundation wall. The inspector recommends further evaluation by a qualified structural engineer or obtaining evidence from the home's owner that the recent repairs have corrected all underlying structural problems and determining if those repairs are warrantied.  

Here is an informational article on foundation cracks.

House construction Structural Engineer
Credit
Comment
4.2.1 - Floor Structure

Inadequate floor insulation over crawl space floor
Back house flooring system

The flooring structure over the unconditioned crawl space is not insulated.  It is recommended that floors in our region be insulated to an R-25 to R-30 insulation value.  This condition is making the living space less energy efficient and increasing heating costs.  The inspector recommends installing insulation to recommended standards by a qualified professional.  

See this article for more information on adequate floor insulation.

Contractor Qualified Professional
Credit
Comment
4.2.2 - Floor Structure

Prior repairs
Various floor joist locations on the front house flooring system, especially the south and northeast side

Floor joists have been repaired or replaced at these locations, using sister joists, due to deterioration of the original wood by rot and/or wood-destroying organisms.  This condition corresponds to observed sloping of the floor as viewed from the interior living space in the living room and two east bedrooms.  The inspector could not determine that these repairs have adequately addressed the problem created by the weakened floor joists.  The inspector recommends further evaluation by a qualified professional.

For more information on repairs with sisters joists, see this article.

Contractor Qualified Professional
Credit
Comment
4.2.3 - Floor Structure

Prior repairs
Central beam support of the flooring system of the back house

The flooring joist support system appears to have been repaired by the replacement or reinforcement of the concrete piers and blocks supporting the central wooden support beam.  The south end of the beam is supported by a wood post held up by the old, heaving concrete footing, which may or may not be stable.  If unstable, the flooring system may settle again.  The inspector recommends further evaluation by a qualified foundation specialist.  

Foundation Foundation Contractor
Credit
Comment
4.2.4 - Floor Structure

Wood-destroying organism damage
Various wood flooring structural components of the front house, especially at the joist ends under south bedrooms and north wall of living room

Evidence of past wood-destroying organism damage to structural components of the house's flooring system were observed at these locations. These wood components appear to have been reinforced in the past. The inspector could not verify whether the house has been sufficiently treated for the responsible wood-destroying organism or whether the damaged wooden components have been sufficiently reinforced. The inspector recommends checking with the owner about past and present treatments for wood-destroying organisms and/or further evaluation by a licensed pesticide inspector.

Contractor Qualified Professional
Credit
Comment
4.5.1 - Vapor Retarders (Crawlspace or Basement)

No Vapor Barrier
Crawl space floor of back house

There is no vapor barrier installed on the dirt ground below the flooring structure at this location. This can result in unwanted moisture and humidity in the crawl space, creating a condition conducive to mold growth and wood-destroying organisms.  The inspector recommends the installation of a 6-mil plastic vapor barrier by a qualified professional.  

Contractor Qualified Professional

5 - Electrical

Service Entrance Conductors: Electrical Service Conductors
Overhead, Aluminum, 120/240 Volts
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
100 AMP, 200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
General Electric, Zinsco
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Grounding Electrode
Driven rod
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
East exterior wall, North exterior wall
Credit
Comment
5.1.1 - Service Entrance Conductors

Not properly fastened
East exterior wall of front house

The service entrance conductors at this location were not fastened within the first 12 inches of the electrical panel per industry standards.  This condition may allow the energized electrical service wires to be damaged, if snagged and pulled by a falling object (e.g. ladder, tree branch, person), which would pose an electrical shock hazard.  The inspector recommends correcting this condition by a qualified professional.

Contractor Qualified Professional
Credit
Comment
5.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Zinsco Panel
North exterior wall of back house

The service panel at this location was manufactured by Zinsco. Zinsco panels are reputed to have a high rate of circuit breaker failure which can result in a fire or shock/electrocution. Replacement breakers for this kind of panel are rare and usually quite expensive.  The inspector recommends further evaluation of the panel by a qualified professional to determine its suitability for ongoing service. 

For more information about Zinsco panels see this article here.

Contractor Qualified Professional
Credit
Comment
5.4.1 - Life-safety devices

Carbon Monoxide detectors missing
Front and back house

The living space at this location was not protected from possible excess Carbon Monoxide levels by having functioning Carbon Monoxide detectors installed per recommended standards.  Carbon Monoxide is an odorless, colorless gas that is created by the burning of certain fuels under certain conditions and is deadly at certain atmospheric concentrations.  This condition is considered a possible safety hazard.  The inspector recommends installing detectors per current standards by a qualified professional.  

Contractor Qualified Professional
Credit
Comment
5.4.2 - Life-safety devices

Smoke detector not operational
Back house hallway

The smoke detector at this location was not operational at the time of the inspection. Since smoke detectors are designed to alert occupants of a residence to the presence of smoke and/or fire, so that they can escape to safety, this condition is considered a life safety hazard. The inspector recommends installation of a working smoke detector by a qualified professional.  

Contractor Qualified Professional

6 - Kitchen

Countertops & Cabinets: Countertop Material
Granite
Countertops & Cabinets: Cabinetry
Wood
Exhaust fan: Type
Unvented
Credit
Comment
6.3.1 - Range/Oven/Cooktop

No energy supply for range/oven present
Front house kitchen

Neither a natural gas valve nor an appropriately sized electrical outlet that would fuel a gas or electric range/over was installed at the cabinet opening for this equipment in the kitchen.  This means that the kitchen is not equipped for the installation of a range or oven at this time.  The inspector recommends installation of an range/oven energy source by a qualified professional.  

Contractor Qualified Professional

7 - Kitchen 2

Credit
Comment
7.1.1 - Walls

Wall cracked
North kitchen wall of back house

The interior wall at this location has cracked at window and/or door corners.  This condition appears to correspond to the observed and noted settlement of the houses foundation.  Once the repair of the foundation has been confirmed, the inspector recommends repair of the dry wall at these locations by a qualified professional.  

Contractor Qualified Professional
Credit
Comment
7.2.1 - Countertops and cabinets

Water damage
Back house undersink kitchen cabinet

The bottom of the kitchen cabinet at this location has been damaged and weakened by a water leak.  Mold growth was also observed at this location.  This condition is slowly rendering the cabinet space unusable and creating a condition that is a possible health risk (mold).  The inspector recommends repairing the water leaking, cleaning the mold, and repairing the cabinet by qualified professionals.

Contractor Qualified Professional
Credit
Comment
7.4.1 - GFCI

GFCI missing
Back house kitchen countertop outlets

No ground fault circuit interrupter (GFCI) protection of home electrical receptacles was provided at this location at the time of the inspection. Although GFCI protection may not have been required at the time the home was built, current code and safety practices recognize the need for GFCI protection at wet locations such as kitchen countertop outlets, in order to avoid potential electric shock or electrocution hazards. The inspector recommends installation of GFCI protection by a qualified professional.

Contractor Qualified Professional
Credit
Comment
7.5.1 - Sink and plumbing

Water supply valve leaking
Back house kitchen sink valve

The water supply line valve at this location is leaking. The leak is damaging the cabinet below and promoting mold growth at this location.  The inspector recommends repair or replacement of the valve by a qualified professional.  

Contractor Qualified Professional

8 - Bedroom 1

General: Location
Southwest, Front house
Windows: Window Type
Single Pane, Single-hung
Windows: Window Manufacturer
Unknown
Windows: Window material
Wood
Windows: Window material
Wood
Floors: Floor Coverings
Carpet
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall

9 - Bedroom 2

General: Location
South, Front house
Windows: Window Type
Single Pane, Single-hung
Windows: Window Manufacturer
Unknown
Windows: Window material
Wood
Floors: Floor Coverings
Carpet
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Credit
Comment
9.3.1 - Windows

Painted Shut

The window at this location is painted shut. Since windows in first floor living space are to be capable of providing an escape to the outside, this condition is considered unsafe.  Under this condition the window cannot be used to help condition inside air by providing ventilation to the outside. The inspector recommends correcting this condition by a qualified professional.

Contractor Qualified Professional

10 - Bedroom 3

General: Location
Northwest, Back house
Windows: Window Type
Sliders
Windows: Window Manufacturer
Unknown
Floors: Floor Coverings
Vinyl
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall

11 - Bathroom 1

Location
Northeast, Front house
Countertops & Cabinets: Countertop Material
Granite
Countertops & Cabinets: Cabinetry
Wood

12 - Bathroom 2

General: Location
Northwest, Back house
Countertops & Cabinets: Countertop Material
Composite
Countertops & Cabinets: Cabinetry
Wood
Water heater: Manufacturer
General Electric
Water heater: Capacity
50
Water heater: Model #
PE50T09AAH
Water heater: Serial #
M061317335
Water heater: Age
02/11/2013
Water heater: Energy Source
Electric
Credit
Comment
12.3.1 - GFCI & AFCI

GFCI missing or defective
Back house bathroom

No ground fault circuit interrupter (GFCI) protection is installed at this wet location. Although GFCI protection may not have been required at the time the home was built, for safety reasons, the inspector recommends that electrical receptacles located in basements, crawlspaces, garages, the home exterior, and interior receptacles located within 6 feet of a plumbing fixture be provided with ground fault circuit interrupter (GFCI) protection in good working order to avoid potential electric shock or electrocution hazards.  

Contractor Qualified Professional
Credit
Comment
12.6.1 - Shower

Caulking deteriorated or missing
Back house bathroom shower

The caulking at this shower location has deteriorated or is missing.  Caulking is applied at seams and intersections, where these joints have gaps that, if unsealed, would allow water to penetrate into the wall system behind, possibly causing water damage and/or promoting the growth of mold.  Caulking must be periodically maintained.  The inspector recommends preparing for and reapplying caulk by a qualified professional.  

Contractor Qualified Professional
Credit
Comment
12.7.1 - Toilet

Toilet Leaking

The toilet is loose and/or leaking at the base. This condition is allowing water from the toilet to leak into and saturate the wooden components of the surrounding floor structure, which will deteriorate those components over time.  The inspector recommends repair of the toilet by a qualified professional.

Contractor Qualified Professional
Credit
Comment
12.7.2 - Toilet

Leaking Water Supply Pipe
Back house bathroom toilet

The water supply line to toilet was leaking at time of inspection. This condition is causing water damage to the flooring and subflooring materials and weakening the flooring structure. It is also creating an environment conducive to the growth of mold. The inspector recommends repair of the valve by a qualified professional.

Contractor Qualified Professional
Credit
Comment
12.8.1 - Flooring

Floor spongy or weak
Back house bathroom around toilet and outside of shower

The wooden subfloor has been damaged by water at this location.  This condition has been caused by water contact from the toilet and near by shower.  This condition weakens the floor structure of the house. The inspector recommends correcting the source of the water damage and repairing the subfloor by qualified professionals.  

Contractor Qualified Professional
Credit
Comment
12.9.1 - Walls

Poor repair
Back house bathroom wall

The interior wall at this location has a crack or hole in it that has been poorly repaired with unsuitable material.  The inspector recommends repair of the wall by a qualified professional.

Contractor Qualified Professional

13 - Living Room

Location
North, Front house
Windows: Window Type
Single Pane, Single-hung
Windows: Window Manufacturer
Unknown
Floors: Floor Coverings
Carpet
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Heating equipment: Type
Gas wall furnace
Heating equipment: Manufacturer
Williams
Heating equipment: Model #
50FX-R NAT
Credit
Comment
13.2.1 - Windows

Damaged
At west interior wall of front house living room

The wood window frame at this location is operational but damaged, so that outside air can easily enter the indoor conditioned living space.  This condition decreases the house's energy efficiency, increase heating costs, and allows access into the house to pests.  The inspector recommends repair of the window to by qualified professional.  

Window Window Repair and Installation Contractor
Credit
Comment
13.2.2 - Windows

Painted Shut
At north wall of front house living room

The windows at this location is painted shut. Since windows in first floor living space are to be capable of providing an escape to the outside, this condition is considered unsafe.  Under this condition the window cannot be used to help condition inside air by providing ventilation to the outside. The inspector recommends correcting this condition by a qualified professional.

Window Window Repair and Installation Contractor
Credit
Comment
13.10.1 - Heating equipment

Unit did not operate from normal controls
South interior wall of the front house living room

The gas powered wall furnace at this location did not operate from the normal, wall-mounted thermostat controls nearby.  The inspector could hear the thermostat calling for heat and observed that the supply gas valve was turned on, as well as the unit's interior gas valve.  The gas supply line to the home may have been turned off at the time of the inspection.  This condition leaves this living space without adequate heating.  The inspector recommends checking with the utility company to determine that gas is being supplied to the building and, if necessary, further evaluation of the unit by a qualified professional.  

Contractor Qualified Professional

14 - Living room 2

Location
North, Front house
Walls: Wall Material
Drywall
Credit
Comment
14.1.1 - Walls

Wall cracked
South wall of back house living room

The interior walls at this location has cracked at window and/or door corners.  This condition appears to correspond to the observed and noted settlement of the houses foundation.  Once the repair of the foundation has been confirmed, the inspector recommends repair of the dry wall at these locations by a qualified professional.  

Contractor Qualified Professional

15 - Utility Room

Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Hot Water Systems, Controls, Flues & Vents: Capacity
40 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Main Floor
Hot Water Systems, Controls, Flues & Vents: Model #
XG40T06EC36U1
Hot Water Systems, Controls, Flues & Vents: Serial #
M141801258
Hot Water Systems, Controls, Flues & Vents: Age
03/01/2018
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Rheem

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

Here is a nice maintenance guide from Lowe's to help. 

Hot Water Systems, Controls, Flues & Vents: Gas supply shut off
Front house utility closet

The gas supply line to the water heater was shut off and the heater's valve was closed.  The inspector does not turn on gas valves, since he is unable to determine if it is safe to do so.  The inspector recommends checking with the owner to restore gas to the equipment, so that it can be tested.

16 - Misc. Interior

Credit
Comment
16.6.1 - Exterior door

Deadbolt won't latch
Back entryway of front house

The exterior door deadbolt will not latch at this location. This condition decreases the designed security capability of the door.  The inspector recommends correcting this condition by a qualified professional.

Contractor Qualified Professional
Credit
Comment
16.6.2 - Exterior door

Weatherstripping missing or deteriorated
Back house entry door

The weatherstripping at this exterior door location was damaged and/or missing.  Weatherstripping at exterior doors helps prevent unconditioned outside air from entering the conditioned living space.  This condition decreases the house's energy efficiency and increases heating and cooling costs.  The inspector recommends repairing this condition by a qualified professional.

Contractor Qualified Professional

17 - Attic

Attic Insulation: Location

Back house attic space

Attic Insulation: Insulation Type
Batt
Attic Insulation: Location

Front house attic space

Attic Insulation: Insulation Type
None
Ventilation: Ventilation Type
Gable Vents, Roof Vents
Attic Insulation: R-value
13
Attic Insulation: R-value
0
Credit
Comment
17.2.1 - Attic Insulation

Insufficient Insulation
Back house attic

The attic insulation depth was inadequate. It is recommended that attic be insulated to an R-38 insulation value in our climate region. This condition decreases the energy efficiency of the house and increases heating costs.  The inspector recommends improving the insulation by a qualified professional.

See more information on home insulation values in this article.  

House construction Insulation Contractor
Credit
Comment
17.3.1 - Attic Insulation

Insufficient Insulation
Front attic space

The attic insulation depth was inadequate. It is recommended that attic be insulated to an R-38 insulation value in our climate region. This condition decreases the energy efficiency of the house and increases heating costs.  The inspector recommends improving the insulation by a qualified professional.

See more information on home insulation values in this article.  

Contractor Qualified Professional