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 the web based report. 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.
Subsurface drains were not inspected internally and may require periodic cleaning.
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.
Slab corner cracks are typically caused by thermal expansion of brick. As long as the bricks are adequately supported by the foundation, it is not a problem. However, if the bricks are not supported by the brick ledge (foundation) the bricks may crack or separate from wall. Recommend monitoring bricks for cracking. If brick cracking appears, professional evaluation and repair is recommended.
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.
Cut back all trees and plants that are touching the house. Plant material adjacent to wall, foundation and roof promote high moisture and insect intrusion.
Attic ladder legs are not cut to proper length per manufacturer's installation instructions. There should not be a gap between the leg sections. This will decrease the load carrying capacity of the ladder and could make it a safety hazard.
Per building code, the garage is designed to contain fires and slow their spreading to the house. All penetrations of the garage walls and ceilings must be designed to slow the spread of fire. The attic ladder is not fire rated and does not meet building code requirements.
Attic flooring is not securely mounted. Attic should not be used for storage unless suitable flooring is installed and properly secured.
Weep holes help reduce moisture inside the walls and are needed to allow walls to breathe.
Bathtub caulking/grout needs to be updated to prevent water intrusion.
Caulking needs to be updated at brick expansion joint.
Caulking around garage door framing needs to be updated.
This cracking may be caused by rusting lintels. Lintels that rust can expand and cause brick cracking. Rusting lintels will eventually loose strength and can cause damage to the wall.
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.
This could be caused by an installation defect or physical damage. This may allow water penetration into the wall.
Nail pops can be caused by movement of the framing. This could be caused by various conditions such s foundation movement, pallets of shingles being placed on the roof or high winds.
Door is not properly latching
This could be caused by a window that was left open, clogged weep holes at window framing or an improperly flashed window.
Snowflaking is caused when the silica desiccant in the window precipitates and creates small crystals. This is a normal part of windows ageing. Windows that are experiencing "snowflaking" may eventually fog.
Inspector can not determine if this defect has an effect on the life expectancy of the windows.
Fireplace damper needs a damper stop. Damper stops are required for gas fireplaces to prevent the fireplace from being operated with the damper closed. They are not required for wood burning fireplaces because a closed damper would be immediately obvious because of smoke produced by burning wood. A gas fireplace would not produce smoke, but would produce carbon monoxide, which is a safety hazard.
Insulation and other materials was in contact with fireplace vent in attic. Typical double wall vents require a minimum of 2 inches of clear space around the vent. This is a fire hazard.
Safety enhancement upgrade: TREC requires me to report the absence of Arc Fault Circuit Interrupter (AFCI): These are now required in new construction, depending on local adoption of these new standards at all 120-volt, single phase, 15-20-ampere branch circuits supplying outlets installed in a dwelling unit family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sun rooms, hallways, recreation rooms, closets, similar rooms or areas shall be protected by a listed arc fault interrupter combination-type, installed to provide protection of the entire branch circuit.
More info: https://www.afcisafety.org/afci/what-is-afci/
In the service panel, neutral conductors are double tapped. This is not allowed by code. This condition can cause over voltage conditions when the panel is being serviced.
Burnned conductor and melted insulator observed at the service panel lugs. This may have previous shorted, cause of shorting is unknown. The insulation on the conductor is missing and damaged. This is a safety hazard. Additionally, the conductor is overheating. This is probably due to a poor connection at the lug. This needs to be evaluated and repaired by an electrician. This is a fire and electrocution hazard. If the insulation on the service conductor continues to deteriorate, it will short out on the service panel cover.
GFCI receptacles protect inhabitants from electrical shock and are required for outlets in kitchens, wet-bars, bathrooms, exterior, garages, pool equipment and lighting, crawl spaces and unfinished areas. Installation of GFCIs by an electrician is recommended.
This is a building code requirement. Devices being powered by extension cord were not observed.
This is a shock hazard, especially for children.
Tester indicated that the GFCI did not have a ground. After the outlet was manually tripped and reset. It appeared to have a ground. Outlet is not properly functioning and may not provide shock protection.
There may be something stuck in outlet
AC system does not have return ducts in bedrooms (except master bedroom). Return air must flow beneath the doors. If the gap beneath the doors is blocked by carpet, cooling/heating performance for that room will decrease.
Evaluating duct design is beyond the scope of this inspection. Typical HVAC ducting instations in 2-story homes have returns on each floor. This may affect HVAC performance.
.
.
.
The vibrations of the air handler will cause the edges of the air handler to wear through the wiring. The wiring should be secured with a wire clamp where it enters the air handler.
Type B combustible gas vent is in contact with roof underlayment. Type B ducts need 1" clearance to combustible materials or materials that could melt. This is a fire hazard.
Vent should be installed downstream of the trap to prevent siphoning of the trap water.
Blower door does not adequately seal. Shut off switch has been taped over to prevent unit from shutting off for downstairs unit. Housing has been bent which may be the source of the problem. This will allow unfiltered air into the unit and can clog the evaporator and heat exchanger. Professional evaluation and cleaning is recommended.
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.
Typically CSST is a yellow gas line. There are newer products (black CSST) that are superior to the older yellow CSST. The improvements to the newer CSST include greater resistance to burn through in the event of a indirect lightning strike. The black CSST that is installed does not appear to be directly bonded. This is an important safety upgrade that can prevent fires. In the event of a lightning strike, bonding allows electricity to bypass the CSST. Unbonded CSST will conduct electricity, but its metal liner can melt and result in a fire.
http://www.csstsafety.com/Images/CSST-Direct-Bonding-Tech-Bulletin.pdf
http://thecuttingedgellc.com/downloads/CSST_Always_Bond.pdf
Water pressure was in excess of 80 PSI . This is the maximum pressure allowed by code. This will place additional stress on flexible water lines and appliances. Consider installing a pressure regulator and expansion tank.
Water spigot needs a backflow preventer to prevent hose water from flowing into water supply lines.
May have previously leaked based in staining
This is an access port for servicing the sewer lines. It should be capped to prevent sewer gases from escaping and to keep foreign objects out of the sewer.
Drains need to slope continually downward to prevent ponding water and sediment deposit.
There is no ventilation for the cooktop.
Since a powered garage door opener is installed, the garage door lock needs to be disabled/removed to prevent damage to garage door.
Garage door sensor should be no more than 6" above garage floor to prevent crushing accidents.
PVC pipe loses impact resistance when exposed to UV radiation. Painting above ground PVC pipe protects it from UV radiation.
The expansion joint between the perimeter coping and pool deck is not filled with sealant. Caulking prevents the expansion joint from filling with debris. If the joint is filled with debris or water it can damage the coping and pool deck.
Plaster is showing signs of pitting and is rough. This is part of the plaster aging process. Plaster needs to be periodically replaced to prevent water from leaking through the concrete liner.
Floating weirs increase the effectiveness of the skimmer system.
