2 – Roof
2.7.1 – Masonry Chimney
Masonry Chimney 1
MISSING – RAIN CAP/SPARK ARRESTOR

The chimney rain cap/spark arrestor was missing. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

A rain cap covers the top opening of the chimney flue liner and is usually combined with a spark arrestor.

A spark arrestor is used to prevent floating embers from a solid fuel fire setting light to a flammable roofing surface or falling onto other combustible materials on the ground. A spark arrestor typically consists of a double layer of metal mesh, which catches the ember and allows the flue gas to escape. Spark arrestors also help prevent animals from entering the chimney.

3 – Attic, Insulation and Ventilation
3.3.1 – Attic Moisture Intrusion
Attic Moisture Intrusion 1
WATER INTRUSION

Signs of previous water penetration or intrusion into the attic. Water marks or stains were observed. Recommend asking seller if there’s any recent incidents that have been documented or mitigated.

Further evaluation is recommended.

3.4.1 – Insulation in Attic
Insulation in Attic 1
TOO THIN

The insulation is thinner than current thermal resistance (R-value) standards.

Recommend a qualified contractor evaluate and repair or replace as needed.

4 – Attic, Insulation and Ventilation 2
4.4.1 – Insulation in Attic
Insulation in Attic 2
TOO THIN

The insulation is thinner than current thermal resistance (R-value) standards.

Recommend a qualified contractor evaluate and repair or replace as needed.

4.5.1 – Ventilation in Attic
Ventilation in Attic 1
Ventilation in Attic 2
NO ATTIC VENTILATION

No ventilation was observed at the time of the inspection.

Recommend a qualified contractor evaluate to ensure any attic ventilation is unobstructed and fully functional and/or install additional ventilation as needed.

5 – Exterior
5.2.1 – Driveways
Driveways 1
Driveways 2
CRACKING – MODERATE

The concrete driveway was moderately cracked. Cracks that progress to a separation of 1/4″ and more would be an indication of settlement, heaving, or structural problems. Cracks may present a tripping hazard. A qualified contractor should evaluate and repair as necessary.

5.4.1 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 1
DAMAGED – SIDING

The siding and/or trim was damaged in areas of the exterior.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

5.4.2 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 2
DETERIORATION

The exterior wall covering is beginning to deteriorate or has deteriorated.

Recommend a qualified contractor should evaluate and repair or replace as needed.

5.4.3 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 3
INADEQUATE GROUND CLEARANCE

The distance between the bottom of wood components and the ground surface (or grade) was not sufficient. In locations that have little or no snow, the distance should be no less than 8 inches. In locations with significant lasting snow, the bottom of wood elements should be no less than 8 inches above the average snow depth.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

5.4.4 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 4
Wall-Covering, Flashing & Trim 5
PEELING PAINT

Peeling paint was present in areas.

Recommend a qualified contractor should evaluate and repair or replace as needed.

5.4.5 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 6
SEAL GAPS AT INTERSECTIONS
MULTIPLE AREAS

Gaps at intersections of the siding, trim, and door and window openings, as well as any other holes in the siding, should be sealed with an appropriate sealant to prevent water penetration into the wall system. A qualified contractor should evaluate and repair or replace as necessary.

5.5.1 – Eaves, Soffits & Fascia

Eaves, Soffits & Fascia 1

MOISTURE DAMAGE

Components of the eaves, facia, and/or soffit was warped, swollen, or had peeling paint which are signs of water damage. The materials will eventually begin to rot if left untreated or cause has not been corrected.

A qualified contractor should evaluate and repair or replace as necessary.

5.5.2 – Eaves, Soffits & Fascia
Eaves, Soffits & Fascia 2
PEELING PAINT

The paint was peeling or cracking in one or more areas of the eaves.

Recommend a qualified contractor should evaluate and repair or replace as necessary and according to current standards.

5.6.1 – Exterior Doors
Exterior Doors 1
GAP AROUND DOOR

An exterior entry door had an opening that had a gap and daylight at the bottom of the door.  A qualified contractor should evaluate and repair or replace as necessary.

5.11.1 – Walkways
Walkways 1
MISSING MORTAR

The brick walkway was missing mortar in areas. A qualified contractor should evaluate, then repair or replace as advised.

5.12.1 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 1
NEGATIVE GRADING

The property had areas of neutral or negative drainage, which will route runoff from precipitation to the foundation.  Excessive moisture content in soil supporting the foundation can cause foundation and other structural damage from undermining, heaving or settling, depending on soil composition, moisture content and other conditions.The ground around the property should slope away from all sides, ideally 6 inches for the first 10 feet from the house foundation perimeter. Downspouts, surface gutters and drains should also be directing water away from the foundation. A qualified contractor should evaluate and repair as necessary according to current standards.

5.12.2 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 2
TREE LIMBS CONTACT ROOF

The tree limbs that are in contact with the roof or hanging near the roof should be trimmed. Evaluating trees lies beyond the scope of the general property inspection.

Recommend a qualified contractor evaluate and repair or replace as necessary.

5.12.3 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 3
TREE BRANCHES OVER PROPERTY

Large trees near the house have branches which overhang the property. Falling branches due to conditions such as wood decay, high winds or heavy snow loads may cause injury, death or damage. Significant weakening of large branches by conditions such as core decay may not be visible by persons without special training. Consider having these trees evaluated by a qualified arborist. Evaluating trees lies beyond the scope of the general property inspection.

Recommend a qualified contractor evaluate and repair or replace as necessary.

5.19.1 – Decks & Balconies
Decks & Balconies 1
PEELING PAINT – DECK

The exterior deck floor and/or other components were peeling paint. A qualified contractor should evaluate and repair or replace as necessary.

6 – Attached Garage
6.2.1 – Occupant Door
Occupant Door 1
NOT FIRE RATED

The inspector was unable to verify that the door was fire rated . This may be considered a fire safety hazard. The door between the garage and the house should be a solid wood door at least 1-3/8 inches thick, a solid or honeycomb-core steel door at least 1-3/8 inches thick, or a 20-minute fire-rated door. This means that should a fire occur in garage, the occupant door does not afford protection until firemen arrive. A qualified contractor should evaluate and repair or replace as necessary.

6.2.2 – Occupant Door
Occupant Door 2
NOT SELF CLOSING

The door between the garage and the living space failed to close by itself. Modern safety requirements require that the door between the home interior and the garage be self-closing for safety reasons related to fire hazard and toxic fumes. A qualified contractor should evaluate and repair or replace as necessary.

6.3.1 – Ceiling, Walls & Firewalls
Ceiling, Walls & Firewalls 1
FIREWALL BREAK – ATTIC ACCESS

An attic access panel in the ceiling of the garage was not properly trimmed or sealed and is considered a break in the firewall between the garage and habitable areas.

Should the interior attic span across the entire structure, the attic access should be installed according to current fire rating standards. Alternatively, there may be a wall to separate the garage and the house or attic space. This wall must be covered with at least 1/2-inch thick (and preferably 5/8-inch thick Type X) gypsum board or equivalent applied to the garage side.

Recommend a qualified contractor evaluate and repair or replace as needed.

6.7.1 – Electrical Outlets & Fixtures
Electrical Outlets & Fixtures 1
NO GFCI PROTECTION

The garage had one or more outlets without GFCI (or ground fault circuit interrupter) protection.

GFCI protection is required for all 15- and 20-amp receptacles, including outlets for refrigerators, sprinkler systems, garage door openers, and washing machines – some items may not be protected on purpose due to the potential for them to go unnoticed and cause damage. A qualified contractor should evaluate and repair or replace as necessary.

7 – Interior, Doors, Windows
7.2.1 – Ceilings & Walls

Ceilings & Walls 1

NOT FINISHED PROPERLY

The drywall wall, ceiling, and/or trim was not finished properly. This may be one or more of the following: loose sections, missing pieces, missing caulking and/or paint, or poor application of any of the wall, ceiling, finishing components.  A qualified contractor should evaluate and repair or replace as necessary.

7.3.1 – Floors

Floors 1

SLOPED
Floor has a dip or is sloped in areas.

Recommend a qualified contractor evaluate and repair or replace as needed.

7.5.1 – Windows

Windows 1

SCREENS DAMAGED/MISSING

Some windows had damaged or missing screens.  A qualified contractor should evaluate and repair or replace as necessary.

9 – Laundry
9.9.1 – Electrical Outlets
Electrical Outlets 1
GFCI PROTECTION NOT PRESENT

An outlet did not provide Ground Fault Circuit Interrupter (GFCI) protection. Although GFCI protection of circuits may not have been required at the time in which this home was built, safe building practices have improved with the passage of time and building standards have changed to reflect current understanding. The inspector recommends updating the existing electrical circuits to include GFCI protection. A qualified contractor should evaluate and repair or replace as necessary.

11 – Bathroom 2
11.5.1 – Floors
Floors 1
CARPET STAINS
The carpet was stained in areas. A qualified contractor should evaluate and repair or replace as necessary.
11.8.1 – Electrical Fixtures & Switches
Electrical Fixtures & Switches 1
NOT WORKING – BULB

One or more bulbs was not working in the bathroom at the time of inspection.

Recommend a qualified contractor evaluate and repair or replace as needed.

11.14.1 – Tub, Shower Area
Tub, Shower Area 1
CRACK – TILE(S)

The tile had a crack or gap in the tub/shower area.  A qualified contractor should evaluate and repair or replace as necessary.

12 – Bathroom 3
12.12.1 – Plumbing Fixtures
Plumbing Fixtures 1
SEAL TUB SPOUT

The tub spout should be sealed at the wall to prevent moisture intrusion in to the wall component. A qualified contractor should evaluate then repair or replace as advised.

12.14.1 – Tub, Shower Area
Tub, Shower Area 1
HOLES – SURROUND

The shower surround had a hole or gap in the tub/shower surround that should be sealed. A qualified contractor should evaluate and repair or replace as necessary.

14 – Electrical
14.2.1 – Distribution Panels
Distribution Panels 1
MISSING – MANUFACTURERS LABEL

The manufacturer’s label was missing, partial, or illegible at the  electrical service panel. The manufacturer’s label typically provides information describing the main panel such as the name of the panel manufacturer, the panel model number, the panel amperage rating, limitations related to the environment in which the panel was designed to be installed and grounding/bonding information for that particular model. The Inspector was unable to confirm the existence of proper conditions when confirmation would require information taken from this missing label.

15 – Water Heating Equipment
15.13.1 – Water Temperature
Water Temperature 1
WATER TEMPERATURE LOW

The water temperature was below the suggested range of 120-130 degrees. Recommend adjusting the water heater thermostat first. If water does not reach the acceptable range then a qualified contractor should evaluate and repair or replace as necessary.

16 – Heating
16.1.1 – Heating System Information
BEYOND TYPICAL LIFE EXPECTANCY

Due to the year of manufacture, the heating system is assumed to be near the end of its expected service life. Regular maintenance and monitoring of its condition is recommended. Budgeting for repairs and future replacement is recommended. A qualified contractor should evaluate to clean, service/repair/replace as necessary, and certify the unit if possible.

16.7.1 – Condensate
Condensate 1
SECONDARY

The secondary drain line was capped, missing or not routed to a drain. If the primary drain line becomes blocked, this condition could cause condensation to not drain properly and possibly damage the unit. The inspector recommends installing a secondary drain or installing an over flow protection device. A qualified contractor should evaluate then repair or replace as advised.

16.9.1 – Air Filter
Air Filter 1
DIRTY

The HVAC system air filter was dirty. Clogged filters can restrict airflow and increase internal temperatures. A clean air filter will help increase the efficiency and prolong the life expectancy of the system. Due to the damage that can be caused by dirty or clogged coils, recommend replacing the filter, as well as cleaning, servicing, and evaluating the HVAC system by a qualified HVAC professional and repair or replace as necessary.

18 – Cooling
18.1.1 – Cooling System Information
BEYOND TYPICAL LIFE EXPECTANCY

Due to the year of manufacture, the cooling system is assumed to be near the end of its expected service life. Regular maintenance and monitoring of its condition is recommended. Budgeting for repairs and future replacement is recommended. A qualified contractor should evaluate to clean, service/repair/replace as necessary, and certify the unit if possible.

18.1.2 – Cooling System Information
SERVICING RECOMMENDED
Based on the age of the cooling system it is recommended that it be cleaned and serviced and certified (if possible) by an HVAC professional.
18.2.1 – AC Refrigerant Lines
AC Refrigerant Lines 1
DAMAGED INSULATION

The air-conditioner refrigerant suction line (large, insulated) has damaged or missing insulation in areas. A qualified contractor should evaluate and repair/replace as necessary.

18.3.1 – AC Compressor
AC Compressor 1
AIR FLOW RESTRICTED

Air flow to the air-conditioner condenser coils was restricted by vegetation, dirt, or debris. The unit should be cleaned and anything restricting air flow in or around the air conditioner should be removed in order to maintain cooling system efficiency and avoid problems from overheating of the compressor.

21 – Structural Basement
21.5.1 – Moisture Intrusion
Moisture Intrusion 1
EFFLORESCENCE

Efflorescence (white powdery substance) on the wall indicates moisture is in contact with the concrete or masonry. This does not necessarily indicate that intrusion will occur. I recommend checking the gutters and the downspout drain lines for proper operation. Also, a water proofing paint could be applied to the interior side of the wall if necessary. Efflorescence is found on many properties without water intrusion occurring inside the property. But, it should alert you to the possibility that future steps may be needed. A qualified contractor should evaluate and repair as necessary.