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Snow on the roof restricted complete inspection of the roof. Defects can be hidden from view.
Flashings concealed from view cannot be fully inspected.
The configuration of the roofing system may be susceptible to ice damming. This should be watched for during the winter months. The potential for ice dams can vary with the severity of the winter. Severe ice dams can result in roof leakage, typically near the eaves. Solutions include better attic insulation and ventilation, eave protection below the roof coverings, or the installation of heating cables on the roof.
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.
Downspouts that are loose should be resecuring to the side of the house.
The location of flashings leaves them vulnerable to leakage. They should be carefully monitored.
Old flashing details should be monitored for leakage. If they leak, patching can be undertaken. If patching fails, they should be replaced.
Snow restricted view of the exterior grounds.
The window has lost its seal. This has resulted in condensation developing between the panes of glass. This "fogging" of the glass is primarily a cosmetic concern, and need only be improved for cosmetic reasons.
Screens are missing. It would be wise to inquire as to any screens that may be in storage. Otherwise, screens should be replaced as necessary.
The clerestory windows are old and vulnerable. They have previously been caulked shut.
The walkway appears to slope towards the house. This condition can promote moisture seepage. Unfortunately, it is difficult to improve this situation without resurfacing the walkway adjacent to the foundation.
The size or orientation of stairs will make them difficult to navigate.
Joist hanger(s) are missing or improperly installed. This could cause the deck structure to fail. Recommend that joist hangers be properly installed by qualified contractor.
The ledger board is not properly attached to the building. This can cause the deck to pull away from the building and possibly collapse. Recommend that the deck and/or ledger board be properly attached by qualified contractor using through bolts or lag screws.
For strength and safety, deck or porch stairs should be attached via metal straps or hangers.
Heaving or settling of the concrete can create a trip hazard. Often, the step down at the stoop exceeds what is typical or normal for a step. This also creates a trip hazard. Improvements should be undertaken as necessary.
Joists are overspanned for this application. This can lead to deflection over time. For improved safety, it may be advisable to reinforce joists where they are compromised.
Window wells should be cleaned and improved to prevent leakage and to protect the window.
Excess storage or cars in the garage restricted inspection.
The auto-reverse mechanisms on the garage door should be periodically tested. Like all mechanical components, operation can change over time. It should not be assumed that because something works at the inspection, it will continue to work indefinitely.
The garage roof structure is not designed for heavy storage. It should be removed.
The garage door did not reverse properly when meeting resistance. Repair may be as simple as adjusting the sensitivity control. This can be especially dangerous to pets and children. For safety, this should be repaired immediately.
The basement shows evidence of typical moisture. It should be understood that it is impossible to predict the severity or frequency of moisture penetration on a one time visit to a home. Virtually all basements exhibit signs of moisture penetration and virtually all basements will indeed leak at some point in time. The visible evidence is not considered unusual for a home of this age, construction and location.
The vast majority of basement leakage problems are the result of insufficient control of storm water at the surface. The ground around the house should be sloped to encourage water to flow away from the foundations. Gutters and downspouts should act to collect roof water and drain the water at least five (5) feet from the foundation, or into a functional storm sewer. Downspouts that are clogged or broken below grade level, or that discharge too close to the foundation, are the most common source of basement leakage.
In the event that basement leakage problems are experienced, lot and roof drainage improvements should be undertaken as a first step. Please beware of contractors who recommend expensive solutions.
Proper performance of the sump pump is critical to preventing basement leakage. Sump pumps usually serve to discharge storm water from the perimeter foundation drainage tiles. If the sump pump becomes inoperative, or if the discharge line is broken, damaged or improperly sloped, basement leakage can result. The operation of the sump pump should be carefully monitored. If the sump pump operates regularly, it may be prudent to consider a back up pump, or a battery power supply in the event of a power interruption.
Concealed foundation walls cannot be fully examined, evaluated, or inspected.
Components concealed by finishes cannot be fully examined, evaluated, or inspected.
Storage restricted access and viewing of components.
Concealed structural members cannot be fully inspected or evaluated.
Indoor hot tubs produce a lot of moisture. If that moisture is not properly vented to the outside it will try to escape into cold areas. In this particular case there could be moisture in the rim joist cavity at the top of the foundation walls in and around the hot tub room. Maintaining proper humidity levels will prevent this problem. It would be advisable to examine the hidden areas to see if moisture in the form of mold or mildew has collected in the rim joist cavity. This would require intrusive testing. In the event there is mold and mildew a proper ventilating fan should be added to the hot tub room. All affected material should be removed and cleaned or replaced and then treated with mildew inhibiting paints.
There is typical cracking in the concrete floors. This cracking is the result of settling and shrinkage of the slap, is not a structural component, and does not represent a significant concern.
Furnaces and boilers, like all mechanical components can break down or fail without notice.
Ducting, piping and components behind finishes cannot be fully inspected or evaluated.
It is difficult to determine the adequacy of heat distribution on a one-time trip to the home. Except as otherwise noted, a heat source has been provided to each significant space of the home.
The safety interlock switch for the fan compartment ensures that the fan cannot run if the fan compartment is open. This switch has been bypassed. It should be restored.
There is no return air vent. installing one is not critical but it will facilitate better airflow and more even temperatures.
Exterior makeup air is required in heating areas to provide sufficient combustion air and prevent back drafting.
The A/C unit was not tested due to low outdoor temperature. This may cause damage the unit. A/C condenser coils cannot be fully examined or operated below 60 degrees Fahrenheit.
Plumbing concealed from view or behind wall or ceiling finishes cannot be fully examined or inspected.
Complete inspection or evaluation of the hot tub is not included in this home inspection.
Water heaters generally last from 16-20 years. This unit is approaching this range. There is no way to predict the effective lifespan of a water heater.
The sump pump should discharge several feet away from the house.
Water around the hot tub might be related to leakage of the pump or circulatory piping. This could be further evaluated by a service professional.
Wiring concealed or behind finishes cannot be fully examined or evaluated.
Access to electrical switches and receptacles was obstructed in some ares.
When present, furniture and storage can limit access to receptacles and switches.
As is typical in homes of this age, there are either no or limited receptacles in the hallways and foyers. They were likely not required at the time of placement. They can be added as needed.
Electrical components concealed from view cannot be completely inspected or evaluated.
Receptacles that are worn with loose connectors should be replaced.
Ungrounded 3-prong outlets should be improved. A grounded cable could be strung to this outlet, or a separate ground wire could be connected. Some electrical codes allow the installation of a ground fault circuit interrupter (GFCI) type outlet where grounding is not provided.
Loose receptacles should be properly secured.
Exposed light bulb fixtures in closets or storage spaces can be a fire hazard. Covered fixtures should be used.
GFCI receptacles are protection against electrician in wet or damp locations. Missing GFCI receptacles should be replaced.
Here is a link to read about how GFCI receptacles keep you safe.
Insulation levels are difficult to assess due to lack of access.
Concealed insulation cannot be fully inspected or evaluated.
Insulation levels are estimated.
There is no access to sloped ceiling areas so they cannot be fully evaluated.
Concealed structural components cannot be fully inspected or evaluated.
There is no access to the attic space over the sloped ceilings.
Wall insulation is estimated only and cannot be fully evaluated.
Evidence would suggest that mouse intrusion has been a problem in the past. It would be wise to inquire into the history of this issue with the current owner.
Attic venting was insufficient at time of inspection. Modern standards recommend at least 1.5 square feet of venting area for every 300 square feet of attic floor space. This can reduce moisture and ice damming and reduce heat damage to shingles.
There is condensation in the attic space related to excess interior moisture and inadequate ventilation. This kind of moisture can eventually lead to mold or mildew problems or damage or deterioration in the attic sheathing. The first step is to reduce interior moisture levels and then monitor the condition. Continued in moisture build-up would indicate to need to improve attic ventilation.
Storage and furniture restricted the inspection.
There is evidence of patching. The cause of this patching is unknown. It would be wise to inquire with the seller as to the history of this patching.
There is a stain suspected to be the result of past ice damming on the roof. It would be wise to inquire into the history of this leakage.
There is ;patching and staining that might be the result of past leakage. It would be wise to inquire into the history of such spots.
Carpet had areas of staining or discoloration and aging.
There are worn or damaged flooring surfaces.
Modest flooring installation may not perform well.
The floor tile is cracked and grout is loose. The installation of the tile floor is less than ideal. It is very common for tile floors to be installed without the benefit of sufficient underlayment or floor stiffening. This can influence the long term performance of the floor.
Vinyl damage can be repaired as desired.
There is notable damage to the door surface.
A bathroom door does not have a privacy lock.
For better performance, damaged or missing door hardware should be replaced.
The door screen is damaged. It should be repaired as necessary.
The window shows evidence of condensation. Controlling indoor humidity levels and refinishing (if needed) would help to control this condition. Mold or mildew should be cleaned prior to finishing.
The baluster space is not up to modern safety standards. The space between balusters should not be greater than 4 inches for child safety. Recommend a qualified handyman or original installer repair and bring up to code.
Staircase had no handrails. This is a safety hazard. Recommend a qualified handyman install a handrail.
Stairway head clearance is less than the 6'8" normally required for safety. This is typical in older homes and is often difficult to correct.
The height of the stairway railing may not be sufficient for safety. 36 inches is the minimum recommended height. It is recommended that this condition be altered where possible for improved safety.
For safety and stability, stairs stringers should be attached via metal straps or hangers.
Stairway handrails that qualify as graspable handrails should be used at the stairways.
Cabinets had visible damage at time of inspection.
Loose doors and hinges should be repaired at the kitchen cabinets.
To prevent water damage the space between the kitchen counters and the wall should be caulked or sealed.
There is cabinet or vanity damage in a bathroom.
Cracked, deteriorated and/or missing grout and caulk should be replaced. Water leaking through non-sealed areas can cause structural damage.
The drain stopper is missing or non-functional.
Damaged, old, leaking or loose faucets should be repaired or replaced.
Faucets are aging noticeably. Replacement will inevitably be necessary.
Loose toilet tanks should be repaired or resecured to prevent leakage.
Mineral deposits in faucets and shower heads indicate hard water or water rich in minerals that leave deposits. Over time, these minerals can build up in piping and fixtures. Water softening equipment can be added as desired.
Staining at the bathroom fans usually indicates condensation from either lack of fan use of poor or inadequate exhaust from the fan. Improvements should be undertaken as necessary.
Exhaust fans with inadequate flow should be repaired or replaced.
Leaks in the whirlpool tub should be repaired as required.
To prevent water leakage, joints should be caulked as needed.
Corners of the shower pan should be caulked or sealed to prevent water damage.
Damaged shower or bath doors should be repaired.
Old smoke detectors lose their effectiveness and should be replaced.
Carbon monoxide detectors are required within 10 feet of all sleeping areas. Alternatively, individual detectors may be located inside all bedrooms.
Listed appliances are operated, but not fully inspected or evaluated. Appliances, like any mechanical device, are subject to break downs. Due to the nature and history of trash compactors, they are never operated. Ice makers and water dispensers are also not tested.
Air gap devices are now required in dishwashing machine drain lines to prevent back flow of sewage from the sanitary sewer lines. These devices are not critical, but are recommended.
Appliances are aging noticeably. Repairs or replacement will inevitably be necessary.
There is limited flow through the kitchen exhaust. This should be investigated.
Garbage disposal was excessively noisy. Debris should be removed.
Older appliances can beak down or fail without notice. Replacement should be anticipated.
Old faucets are prone to problems and leakage.
There is leakage at a fixture water line connection. It should be repaired.