Photos are only a representative sample of conditions observed. There may be more than one area of concern not shown by photo
INTRODUCTION, SCOPE, DEFINITIONS & COMPLIANCE STATEMENT
The following numbered and attached pages are your home inspection report. The report includes pictures, information, and recommendations. This inspection was performed in accordance with the current Standards of Practice and Code of Ethics of InterNACHI (International Association of Certified Home Inspectors). The Standards contain certain and very important limitations, expectations and exclusions to the inspection. A copy is available upon request.
A home inspection is intended to assist in evaluating the overall condition of the dwelling. The inspection is based on observation of the visible, readily accessible and apparent condition of the structure and its components on this day. The results of this inspection are not intended to make any representation regarding the presence or absence of concealed defects that are not reasonably ascertainable or readily accessible in a competently performed inspection. No warranty, guarantee or insurance by Rogue Inspection Services, LLC is expressed or implied. This report does not include inspection for wood destroying insects, mold, lead or asbestos. A representative sampling of the building components is viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of components is performed. Not all defects will be identified during this inspection. Unexpected repairs should be anticipated. The person conducting your inspection is not a Structural Engineer or other professional whose license authorizes the rendering of an opinion as to the structural integrity of a building or its other component parts. You are advised to seek two professional opinions and acquire estimates of repair as to any defects, comments, improvements or recommendations mentioned in this report. Rogue Inspection Services, LLC recommends that the professional making any repairs inspect the property further, in order to discover and repair related problems that were not identified in the report. We recommend that all repairs, corrections and cost estimates be completed and documented prior to closing or purchasing the property. Feel free to hire other professionals to inspect the property prior to closing, including Qualified HVAC, Plumbing, Electrical, Engineering and Roofing Contractors.
Use of photos:
Your report includes many photographs which help to clarify where the inspector went, what was looked at, and the condition of a system or component at the time of the inspection. Some of the pictures may be of deficiencies or problem areas, these are to help you better understand what is documented in this report and may allow you see areas or items that you normally would not see. A pictured issue does not necessarily mean that the issue was limited to that area only, but may be a representation of a condition that is in multiple places. Not all areas of deficiencies or conditions will be supported with photos.
Comment Key or Definitions:
The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.
Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.
Not Inspected (NI) = I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.
Not Present (NP) = This item, component or unit is not in this home or building.
Deficiency (D) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.
What really matters in a home inspection:
The process can be stressful. A home inspection is supposed to give you reassurance but often has the opposite effect. You will be asked to absorb a lot of information in a short time. This often includes a written report, checklist, photographs, environmental reports and what the inspector himself says during the inspection. All this combined with the seller's disclosure and what you notice yourself makes the experience even more overwhelming. What should you do? Relax. Most of your inspection will be maintenance recommendations, life expectancies and minor imperfections. These are nice to know about. However, the issues that really matter will fall into four categories: 1. Major defects. An example of this would be a significant structural failure. 2. Things that may lead to major defects. A small water leak coming from a piece of roof flashing, for example. 3. Things that may hinder your ability to finance, legally occupy or insure the home. Structural damaged caused by termite infestation, for example. 4. Safety hazards. Such as a lack of AFCI/GFCI outlet protection. Anything in these categories should be corrected. Often a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4). Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. Realize that sellers are under no obligation to repair everything mentioned in the report. No home is perfect.
Photos are only a representative sample of conditions observed. There may be more than one area of concern not shown by photo
|2.1||Siding, Flashing & Trim||X||X|
|2.3||Walkways, Patios & Driveways||X||X|
|2.4||Decks, Balconies, Porches & Steps||X||X|
|2.5||Eaves, Soffits & Fascia||X||X|
|2.6||Vegetation, Grading, Drainage & Retaining Walls||X||X|
Flashing & trim pieces were improperly installed, which could result in moisture intrusion and damaging leaks. Recommend a qualified siding contractor evaluate and install flashing over all horizontal trim.
There are holes that are exposed on the exterior siding. Recommend sealing to prevent water damage to the siding.
The sealant at the trim joints and window trim has deteriorated and cracked. Recommend re-sealing to prevent moisture damage.
The paint is failing on various locations around the house and the wood is exposed. Recommend painting to provide a waterproof barrier and to prevent dry Rot.
There is dry rot present on the exterior trim in some areas. Recommend repair as needed.
Recommend replacement of sections that are damaged to prevent damage to structure from water and pests.
Minor cosmetic cracks observed, which may indicate movement in the soil. Recommend monitor and/or have concrete contractor patch/seal.
Handrail is missing around the patio on the west side of the house. A handrail should be installed for safety.
Interior of basement porch is exposed to elements and/or pests due to it being unfinished. Recommend repair/finishing as desired.
The paint or finish is failing on the fascia in one or more locations. I recommend repainting to prevent water damage to the wood.
Keep vegetation trimmed and away from the house. It creates a pathway for insects and rodents and can create prolonged moisture contact with the siding and trim.
|3.2||Roof Drainage Systems||X||X|
|3.4||Skylights, Chimneys & Other Roof Penetrations||X||X|
Roof was in good condition at the time of inspection. Estimate 5-7 years of remaining life.
The roof was in good condition at the time of inspection. estimate 10+ years of remaining life on the roof.
As prescribed in the inspection authorization and agreement, this is a visual inspection only. Roofing life expectancy can vary depending on several factors. Any estimates of remaining life are approximations only.
Roofs are designed to shed water like an umbrella and are not waterproof. In events of wind driven rains, and periods of intense rain, water can sometimes blow into areas such as ridge vents, roof vents and valleys and present leaking conditions. This occurrence is rare, but can possibly happen in severe storm events. Unless it is raining at the time of inspection, some roof leaks may not be identified during the inspection process.
Observed one or more under-driven nails/fasteners. Recommend a qualified roofing contractor evaluate and repair. In at least one observed area, the under-driven nail has penetrated the upper layer of shingles.
There is minor moss growth on the north side of the roof. Recommend evaluation and treatment as needed.
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 sealant at the seams and gutter joints has deteriorated and is in need of repair. Recommend repair by a licensed gutter professional to ensure that all seams are properly sealed to prevent leaks.
The underground downspout connection is damaged. Recommend repair to prevent water from draining near the foundation.
Screen is loose or damaged, recommend replacing with proper gutter screen.
The step flashing on the dormer is improperly installed. Recommend repair and proper installation by a licensed roofing contractor.
There are signs of possible water penetration at or near the skylight. Skylights, if not properly installed, are prone to leaking. Monitor the condition and if there is sign of leak then have the skylight repaired or replaced.
Proper flashing around the skylight is critical.
The vent boot is cracked and in need of replacement. Recommend replacing to prevent water from entering the attic.
|4.2||Basements & Crawlspaces||X|
|4.6||Roof Structure & Attic||X|
There was no attic access.
There was no attic access.
Minor cracking was noted at the foundation. This is common as concrete ages and shrinkage surface cracks are normal. Recommend monitoring for more serious shifting/displacement.
Here is an informational article on foundation cracks.
Water staining on foundation indicates that gutters may be clogged and causing moisture to be absorbed into foundation. Recommend maintenance on gutters drainage system to direct water away from home. Also, ensure that the sprinkler system is not hitting the siding/foundation.
|5.2||Normal Operating Controls||X|
|5.4||Presence of Installed Heat Source in Each Room||X|
The furnace was in good working condition at time of inspection.
The thermostat was operable.
Air supply duct has water inside. Recommend a qualified HVAC contractor repair.
|6.2||Normal Operating Controls||X|
|6.4||Presence of Installed Cooling Source in Each Room||X|
Recommend maintenance annually.
The A/C unit was not tested due to low outdoor temperature (<65 Degrees). This may cause damage the unit.
|7.1||Main Water Shut-off Device||X|
|7.2||Drain, Waste, & Vent Systems||X|
|7.3||Water Supply, Distribution Systems & Fixtures||X||X|
|7.4||Hot Water Systems, Controls, Flues & Vents||X||X|
|7.5||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.
The hot water heater was in good working condition at the time of inspection.
Recommend repair by licensed plumber
The water heater is not properly strapped. A strap should be on the upper 1/3 an the lower 1/3, secured to the studs in the wall. Recommend repair.
An extension should be placed on the T&P valve that extends within 6 inches of the floor. Recommend repair by a licensed plumber.
|8.1||Service Entrance Conductors||X|
|8.2||Main & Subpanels, Service & Grounding, Main Overcurrent Device||X||X|
|8.3||Branch Wiring Circuits, Breakers & Fuses||X|
|8.4||Lighting Fixtures, Switches & Receptacles||X||X|
|8.5||GFCI & AFCI||X|
|8.7||Carbon Monoxide Detectors||X|
The GFCI outlets were installed in the correct areas and in good working condition at the time of inspection.
The smoke detector should be tested at common hallway to bedrooms upon moving in to home. For many years NFPA 72, National Fire Alarm and Signaling Code, has required as a minimum that smoke alarms be installed inside every sleep room (even for existing homes) in addition to requiring them outside each sleeping area and on every level of the home.
Recommend testing all smoke and CO2 detectors upon moving into the home. According to the U.S. Fire Administration (USFA),smoke detectors should be tested at least once a month and batteries should be replaced at least once or twice a year.
The main panel is missing screws that hold the cover in place. Recommend replacing with flat head compressed thread screws.
For many years NFPA 72, National Fire Alarm and Signaling Code, has required as a minimum that smoke alarms be installed inside every sleep room (even for existing homes) in addition to requiring them outside each sleeping area and on every level of the home. Recommend installing smoke detectors in sleeping rooms. Recommend installing per manufacture recommendations.
|9.3||Vapor Retarders (Crawlspace or Basement)||X|
|9.4||Attic & Crawlspace Ventilation||X|
The vapor retarder is installed and in good condition.
There is no attic access. I was unable to inspect for insulation.
The dryer vent on the exterior on the house is damaged and can allow pests to enter the duct. Recommend replacing damper.
|10.6||Steps, Stairways & Railings||X|
|10.7||Countertops & Cabinets||X|
Issues that are considered as cosmetic are not addressed in this report. (Holes, stains, scratches, unevenness, missing trim, paint and finish flaws or odors). It is not the intent of this report to make the house new again.
Recommend installing wood trim on door for finished appearance.
The window on the east side of the house does not lock. Recommend replacement.
There is water damage at one or more windows. Recommend resealing to prevent further damage.
Recommend resealing to prevent further damage to window
The dishwasher was in good working condition at the time of inspection. It was run on a rinse cycle.
The cooktop and oven were tested and in good working condition at the time of inspection.
Garbage Disposal not present.
Built-in Microwave not present.
Range Hood not present.
Recommend creating a high loop with the dishwasher drain line to prevent backflow from the kitchen sink.
|12.3||Walls & Firewalls||X|
|12.5||Overhead Door & Opener||X|
|12.6||Occupant Door (From garage to inside of home)||X|
Cracks in the garage floor slab are typical. They are not indicative of structural issues.
Recommend installing steps on the exterior door of the garage.
Several of the seals on the garage windows are broken, recommend a window contractor to evaluate and replace the window sashes.
Recommend baiting as needed.
Future infestations of vermin, insects or other animal activity can not be known or predicted.
Outbuildings not present.
There were signs of rodents in the crawlspace. I was unable to determine if it is old or active. Recommend baiting as needed.