Your report has been prepared in two different formats. TREC requires me to provide a report in a particular format (TREC REI 7-5). They both contain the same information. To view the TREC REI 7-5 version of this report click on the PDF icon at the top of this report (see picture). To view the web based version, click on the link that was emailed to you.
Every effort was made to inspect the entire house. However due to furniture and other personal
belongings some areas could not be inspected.
Evaluating the performance of a foundation is a complex task that would typically be performed by a licensed professional engineer using specialized equipment over a period of time. An evaluation of this nature is outside the scope of this inspection.
To inspect the foundation the following visual and performance criteria were used:
This evaluation provides a snapshot of the foundation on the particular day it was inspected. It does not predict future performance. Stresses placed on the foundation can vary significantly by season. Varying stresses could result in a door that closes in the summer, but may bind after a significant amount of rain. Varying foundation stresses can be minimized by proper maintenance of the foundation. It is strongly recommended that homeowners research the maintenance that is required for their type of foundation and address the comments listed in the Grading and Drainage Section of this report. No foundation warranty is implied by this inspection.
LIMITATIONS: Areas of the foundation that were not visible due to adjacent flatwork, floor coverings, soil, furniture, patios, decks and vegetation were not inspected.
Based on conditions observed today, the foundation is performing as intended. Addressing comments in the Grading and Drainage section of this report may help minimize future foundation movement.
Only the readily accessible parts of the chimney were inspected. A remote camera was not used to inspect the internal surfaces and joints of the chimney. The National Fire Protection Association recommends annual chimney inspections. Chimneys that are frequently used may need annual cleanings.
Insufficient slope away from foundation. The International Residential Code requires a minimum of 6" of fall in 10' away from the foundation. This is to prevent water intrusion during rain events and to prevent soil saturation near the foundation. Foundation performance could be affected by these conditions.
High soil line at masonry . Soil and landscaping materials need to be a minimum of 4" below the brick ledge (base of bricks) to prevent moisture and insect intrusion into walls. Brick walls are designed to be permeable to moisture and have weep holes (ventilation) at the base of the wall. Soil and plant material near the weep holes will encourage high moisture inside the wall which can lead to deterioration.
All downspouts should extend 5' away from the foundation and discharge into splash blocks. Rainwater needs to be directed away from the foundation to prevent erosion and soil saturation. This condition can affect foundation performance.
Damage was not observed to shingles in areas that were inspected (lower levels of roof on ladder from eaves). It is recommend your insurer evaluate the roof to determine if there is damage.
This may have occured during installation or transport of shingles.
Attic ladder does not completely close. This will allow unconditioned air from the attic into the house.
Hip rafter is not in contact with ridge beam and is poorly supported by brace to bearing. Roof structure may not be adequatly supported.
Minor grout cracking observed. Periodic observation is recommended. If condition worsens, consider professional evaluation.
Weep holes help reduce moisture inside the walls and are needed to allow walls to breathe. This is a building code requirement.
Rusting observed on lintel. It should be cleaned and painted to prevent further deterioration. Lintels support brick above wall openings. Lintels that rust can expand and cause brick cracking. Rusting lintels will eventually loose strength and can cause damage to the wall.
Minor cracking observed drywall on second floor. Periodic observation is recommended and if conditions worsen consider professional evaluation.
Masonry has excessive overhang at brick ledge. Brick Institute of America recommends no more than 1/3 of the width of the brick overhang the edge of the brick ledge (slab). Brick veneer may not be adequately supported in this location.
Lintel is sloped so that it will promote water retention. Building code requires wall construction to prevent water accumulation inside of walls.
Drywall tape separation. Was not damp at time of inspection. May be due to plumbing vent roof penetration above this location.
Light can be observed around edge of door.
Trim above window needs a cap flashing to prevent water intrusion. Caulk is a temporary measure and will require observation and maintenance to prevent water intrusion. See attached drawing.
Window need caulking updated to prevent water penetration.
AFCI breakers were not tested because house was occupied. Testing AFCI breakers can damage appliances.
Screw was not replaced to prevent further damage to conductor insulation. Conductors should not be behind screw holes.
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Ideally all ducts should have a minimum of 15F between supply and return registers. Duct balancing may be needed.
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Inspector did not inspect the sewer lines with a camera and can not determine their condition. This requires special equipment and is beyond the scope of this inspection. Sewer lines can be clogged with tree roots, collapse or rust out (cast iron). Inspector operated both bath tubs for an extended period.
This is a code requirement that prevents the flow of water from the sink drain into the dishwasher.
