Exposed nailheads on flashing and shingles will allow water penetration into the roof decking. Recommend a qualified roofing contractor to inspect and repair.
Donnie Gerken III
|2.2||Roof Drainage Systems||X|
|2.4||Skylights, Chimneys & Other Roof Penetrations||X|
I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.
Exposed nailheads on flashing and shingles will allow water penetration into the roof decking. Recommend a qualified roofing contractor to inspect and repair.
Debris has accumulated in the gutters. Recommend cleaning to facilitate water flow.
Here is a DIY resource for cleaning your gutters.
One or more downspouts drain 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. Recommend a qualified contractor adjust downspout extensions to drain at least 6 feet from the foundation.
Here is a helpful DIY link and video on draining water flow away from your house.
The eyebolt anchor penetration point for the weather head is not sealed. This will allow moisture penetration into the roof and should be corrected.
|3.4||Siding, Flashing & Trim||X|
|3.6||Walkways, Patios & Driveways||X|
|3.7||Decks, Balconies, Porches & Steps||X|
|3.8||Eaves, Soffits & Fascia||X|
|3.10||Exterior Electrical Receptacles||X|
|3.11||Vegetation, Grading, Drainage & Retaining Walls||X|
Modern standards call for at least 13 SEER rating for new install.
Read more on energy efficient air conditioning at Energy.gov.
AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.
I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.
Severe cracking noted at the foundation. This is typically consistent with soil movement and could lead to serious damage to structural components, foundation and/or slabs. Recommend a structural engineer evaluate and provide a report on course of action and remedy.
Here is an informational article on foundation cracks.
Minor cosmetic cracks observed, which may indicate movement in the soil. Recommend monitor and/or have concrete contractor patch/seal.
Hose bibs in both the front and backyard did not have any weather sealant caulking around the fixtures. This can allow for moisture penetration into the foundation wall that can cause deterioration the structure. Recommend sealing around the fixture to prevent moisture intrusion. Also recommend inspection of the interior foundation wall by a qualified contractor.
The hose bib handles on both the front and backyard hose bibs are broken. This can become a safety issue to the user when turning broken handles. Recommend replacement of broken hose bib handles by a qualified contractor.
Grading is sloping towards the home in some areas. This could lead to water intrusion and foundation issues. Recommend qualified landscaper or foundation contractor regrade so water flows away from home.
Here is a helpful article discussing negative grading.
|4.1||Basements & Crawlspaces||X|
|4.3||Drain, Waste, & Vent Systems||X||X|
|4.4||Vapor Retarders (Crawlspace or Basement)||X|
I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.
Wall structure showed signs of water intrusion, which could lead to more serious structural damage. Recommend a qualified contractor identify source or moisture and remedy.
|5.1||Service Entrance Conductors||X|
|5.2||Main & Subpanels, Service & Grounding, Main Overcurrent Device||X|
|5.3||Branch Wiring Circuits, Breakers & Fuses||X|
I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.
The weather head mast on the roof is missing the weather boot at the base of the mast where it penetrates the roof. This should be corrected to prevent water infiltration into the roof decking.
Wires on service entrance are damaged or frayed. Recommend contacting your electric utility company or a qualified electrician to evaluate and repair.
At the time of inspection, panel labeling was inadequate. Recommend a qualified electrician or person identify and map out locations.
|6.5||Countertops & Cabinets||X|
10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.
|7.7||Lighting Fixtures, Switches & Receptacles||X|
|7.8||GFCI & AFCI||X|
|7.10||Carbon Monoxide Detectors||X|
Door sticks and is tough to open. Wheel frame at the top of the door is bent causing the door to stick when opening. Recommend repairing or replacing the door track wheels.
The Master Bedroom is missing a smoke detector. A smoke detector should be installed as per the manufacturer's recommendations to meet modern building safety standards.
|8.7||Lighting Fixtures, Switches & Receptacles||X|
|8.8||GFCI & AFCI||X|
|8.10||Carbon Monoxide Detectors||X|
Bedroom 2 is missing a smoke detector. A smoke detector should be installed as per the manufacturer's recommendations to meet modern building safety standards.
|9.7||Lighting Fixtures, Switches & Receptacles||X|
|9.8||GFCI & AFCI||X|
|9.10||Carbon Monoxide Detectors||X|
No GFCI protection present in all locations. Recommend licensed electrician upgrade by installing ground fault receptacles in all locations.
Here is a link to read about how GFCI receptacles keep you safe.
Bedroom 3 is missing a smoke detector. A smoke detector should be installed as per the manufacturer's recommendations to meet modern building safety standards.
|10.3||GFCI & AFCI||X|
|10.5||Lighting Fixtures, Switches & Receptacles||X|
|10.6||Water Supply, Distribution Systems & Fixtures||X|
Toilet was loose rocking forwards and backwards. This can break the seal under the toilet both allowing the entrance of sewage gases from the drain system and water leakage from the commode. Recommend securing the toilet to the floor to prevent any movement.
There is insufficient caulking at the tub fixture and the outer edges of the tub down the the floor. Moisture can penetrate these areas with insufficient caulking causing damage to the underlying areas.
Tub fixture is lose and should have a caulked seal around it to prevent moisture intrusion into the wall.
Bathroom countertop was missing sufficient caulk/sealant at the wall. This can lead to water damage. Recommend adding sealant at sides and corners where counters touch walls.
|11.7||Lighting Fixtures, Switches & Receptacles||X|
|11.8||GFCI & AFCI||X|
The front door knob/handle is lose. This should be corrected to prevent premature wear of the doorknob parts and prevent the door knob from not working properly.
Storm door closer is loose and does not allow the door to close completely. The anchor has pulled lose and is bent. It should be repaired.
Chipped paint at the exterior door frame allows moisture penetration into the frame that cause cause further damage to the frame. This should be corrected to prevent water damage to the frame.
|12.1||Main Water Shut-off Device||X|
|12.2||Hot Water Systems, Controls, Flues & Vents||X|
|12.4||Fuel Storage & Distribution Systems||X|
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.
Damage to the electrical feed wire insulation can cause an arc within the electrical connection box on the water heater. This can cause electrical shock or a fire. This should be repaired immediately by a qualified contractor.
I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.
|14.2||Vents, Flues & Chimneys||X|
|14.4||Steps, Stairways & Railings||X|
I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.
The Main Hallway outside of the bedrooms is missing a smoke detector. A smoke detector should be installed as per the manufacturer's recommendations to meet modern building safety standards.