No deficiencies were observed with the drip edge flashing.
No deficiencies were observed with the drip edge flashing.
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 inspector’s 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.
Roof coverings showed moderate to severe damage at this area. Gutters may need to be installed to direct excess moisture away from this area of the roof surfaces. Recommend a qualified roofing professional evaluate and make necessary repairs.
Exposed fasteners observed at one or more locations. Exposed fasteners will corrode over time, and expansion and contraction may eventually expand the nail holes enough to allow leakage. Recommend correction or further evaluation by a qualified professional.
At the time of the inspection, asphalt composition shingles covering the roof exhibited minor general deterioration on the south facing side commensurate with the age of the roof.
There was visible erosion of the granular surface of the asphalt shingles, indicating its older age. The shingles may start to deteriorate quickly at this point. Recommend correction and/or further evaluation by a qualified roofing contractor.
Damaged shingles noted in roof valley. This area is prone to leaking. Recommend repair by a qualified roofing contractor.
Roof had cracked/broken shingles. Cracked or broken shingles are a water entry point. Recommend repair or further evaluation by a qualified roofing professional.
Debris had accumulated in the gutters. Debris needs to be cleaned to allow for proper water flow. In addition, debris in gutters can conceal rust, deterioration or leaks that are not visible until cleaned. Was unable to determine if such conditions exist. Recommend cleaning and maintaining.
Here is a DIY resource for cleaning your gutters.
One or more downspouts drain too close to the homes 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.
Home was missing downspouts in one or more areas. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor install downspout extensions that drain at least 6 feet from the foundation.
There was a small gap in the flashing where the ridge meets the siding. This is a potential water entry point. Recommend correction or repair by qualified roofing contractor.
The dryer vent exhaust had excessive lint build-up . Recommend cleaning.
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.
Siding and trim had cracking or minor damage in one or more areas. These areas are a potential water entry points. Recommend resealing and or repair.
Trim had peeling paint and bare wood exposed to weather. To avoid the need for replacement, repair and paint this trim soon.
Underdriven nails were observed at one or more locations. This can be a safety issue do to cuts if contact is made with bare skin. In addition, the siding rim board needs to be securely fastened to the wall. Recommend correction by a qualified handyman.
A crack in the front patio was observed at the time of inspection. If not sealed, moisture can damage the concrete through freezing and expanding during seasonal temperature changes. Recommend sealing to prevent further damage. In addition, the sprinkler system was directing water towards the house in this area. Recommend adjusting.
An underdriven nail was observed on the trim of the garage. Recommend correction.
Water was pooling on the driveway. Excess water can shorten the lifespan of the asphalt material. Recommend directing sprinkler heads away from the driveway.
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.
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.
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.
Debris in crawlspace should be removed. Wood debris is a conducive condition for wood destroying organisms. Recommend removing.
A portion of a 2x6 had been cut near one of the east vents. Recommend further evaluation and/or correction by a qualified contractor.
Insulation was sagging in one or more areas. This is very common with as much rain as we get during the winter months. Over time, the insulation absorbs moisture and starts to sag. Recommend repair by a qualified handyman.
The vapor barrier was not adequately covering the soil or post footings at the time of the inspection. Soil covers help reduce humidity levels in crawlspaces by limiting moisture evaporation into the air from soil. Reducing humidity levels can help prevent conditions that encourage mold growth and wood decay. Recommend correction by a qualified professional.
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.
Seam in the drywall above the window had pulled apart and left a sizable crack, most likely due to normal settling. No moisture damage was observed at the time of inspection. Recommend further evaluation and/or correction by a qualified professional.
Drywall had minor cracks in one or more areas, appeared to be the result of normal settling. Recommend repair as needed.
Cracking in the drywall was visible at the time of inspection. Unable to determine the cause. Recommend asking seller about prior damage/moisture intrusion, and/or further evaluation by a qualified professional is recommended.
Door stuck and was tough to open. Recommend sanding down offending sides.
Here is a helpful DIY article on how to fix a sticking door.
Door hinges need tightening in one or more locations.
Carpet had areas of staining or discoloration in one or more areas. Recommend a thorough steam clean by a qualified carpet cleaning company
Minor cracks at the corners of doors and windows were observed in one or more areas. Appeared to be the result of long-term settling. Some settling is not unusual in a home of this age and these cracks are not a structural concern. Recommend monitoring periodically.
Window seal on one or more windows was deteriorating. Recommend resealing as needed.
No smoke detector was in the room above the garage. This is not considered a bedroom but we recommend a smoke detector on each floor and in each livable room of the house.
Carbon monoxide detectors missing on first and second floor. Although not required during the time of construction, new laws require them. Recommend installing:
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.
Gas shut off valve for furnace.
I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.
The fireplace fan did not appear to be either present or was inoperable. Recommend asking seller about this condition, and/or further evaluation by a professional is recommended.
Fireplace glass was cloudy. Recommend cleaning as needed.
Modern standards call for at least 13 SEER rating for new install.
Read more on energy efficient air conditioning at Energy.gov.
I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65° Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.
The west facing bedroom had a register that was not cooling when the A/C was turned on. The air coming from the register remained at or near 83 degrees. Recommend further evaluation and/or correction by a licensed professional.
Water meter had packing peanuts stuffed inside a plastic bag inserted into the meter hole. Not able to determine the function of this. Recommend asking seller or further evaluation by a qualified individual.
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.
Water pressure was 60 psi at time of inspection. Sprinklers were running, which most likely affected water pressure. Recommended pressure is between 40-80 psi.
I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.
Missing seismic strap on lower third portion of the water heater. Recommend installation by a qualified professional.
Base of the hose bib was loose. Recommend tightening to properly secure hose bib.
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.
One or more receptacles had a damaged cover plate. Recommend replacement.
One or more lights were not operating. New light bulb possibly needed.
No GFCI protection present at one or more locations in the home. 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.
One or more cover plates were loose at the time of inspection. Recommend tightening as needed.
Missing sealant in one or more areas. Recommend correction.
Right side of towel rack was not secured properly. Recommend tightening to properly secure to the wall.
Right sink in second floor bathroom had a number of cracks. Recommend replacing sink.
Shower head pipes were loose in both upstairs bathrooms. Recommend correction by a qualified professional.
Tub drained slow at the time of inspection. Recommend correction as needed.
There was minor cracking observed near the window in the kitchen above the sink. This is cosmetic and likely the result of settling.
Minor damage observed on garbage disposal. It was possibly repaired to fix a leak. No leak was observed at the time of inspection. Recommend monitoring for leaks and repair or replace as needed.
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.
Rust stains observed in the dishwasher. Rust stains from objects placed inside the dishwasher can usually be lightened or removed with a citric acid treatment. To remove these stains, you can treat with citric acid crystals following the steps below:
Bottom cover plate was missing at the time of inspection. Recommend replacing as needed.
There was no anti tip bracket installed for the range/oven. These are required by the manufacturer to prevent the stove from tipping over onto small children. Recommend having an anti-tip bracket installed by a qualified professional.
Microwave handle was broken. Recommend repair.
The lights underneath the microwave that illuminate the stove top were not working at the time of inspection. Recommend replacing light bulbs. If that does not fix the issue, recommend contacting a qualified appliance repair contractor.
There was an active water leak underneath the kitchen sink. The seal at the elbow appeared to be broken. Recommend correction by a qualified plumber.
Crack was observed towards the back of the garage. Most likely due to concrete shrinkage and normal settling. Recommend monitor and/or have concrete contractor patch/seal.
The door in the wall between the garage and the home living space did not have operable self-closing hinges as is required by generally-accepted current safety standards.
For safety reasons, we recommend action be taken to make the garage door compliant.
Trim opposite the sink cabinet appeared to have moisture damage. No moisture was detected at the time of inspection. Washing machine may have leaked at some point in the past. Recommend asking sellers about this, and/or further evaluation by a qualified professional.