Some of the shingles appeared to be de-granulated in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

A plumbing vent did not extend far enough above the roof. A plumbing vent should extend a minimum of 10″.  A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

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.

Gutters were full of debris or granules in areas and need to be cleaned. The debris in gutters can clog drainage, or be a sign gutters are sloped improperly – Either of which may cause problems by overflowing to introduce excessive amounts of moisture to the soil beneath the foundation. Excessive moisture in soil supporting the foundation can affect its ability to support the weight of the structure above and may cause foundation damage from soil movement.

Debris in gutters can also conceal rust, deterioration or leaks that are not visible until cleaned.

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

Rusty nails often signal excess condensation build-up due to poor ventilation. Recommend a qualified contractor evaluate further to repair or replace as needed.

The insulation is not uniform: thicker in areas, thinner in areas, or possibly missing in some areas.

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

Minor cracking was visible on the driveway in areas. Monitoring is the minimum recommendation. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

The driveway surface was spalling in areas. This condition will continue to degrade if not corrected. A qualified contractor should evaluate and repair or replace as necessary.

The locking hardware is damaged or not installed properly and the door isn’t able to be locked. Recommend a qualified contractor evaluate and repair or replace as needed.

The walkway(s) showed signs of heaving and/or settling in areas. Heaving is often caused by soil that has expanded in volume due to increased moisture content, or by wet soil which has expanded as it became frozen. Settlement is when the soil below a concrete slab is loose or it can no longer support the weight causing it to sink or crack.

• This causes cracks in the concrete.
• This creates trip hazards that could result in injury.

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

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.

One or more exterior faucet was loose in the wall. The faucet should be securely fastened to the wall using appropriate screws depending on the material at the location of the faucet. Recommend a qualified contractor evaluate and repair or replace as needed.

The foundation had vertical cracks in areas. A qualified contractor should evaluate and repair as necessary before your inspection objection deadline.

A wood support post or wood portion of the deck was in direct contact with the ground/dirt. The wood should be pressure treated and ideally be: placed in a metal bracket and/or cement casing, and have clearance from the ground level. Wood in direct contact with dirt will wick up ground moisture and deteriorate at an accelerated rate if routine maintenance is not kept.

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

Downspout extensions were dented or damaged in some areas at the time of inspection. This condition can cause a blockage and potential build up of moisture intrusion into the soil next to the foundation walls. This in turn can potentially cause hydro-static pressure against the foundation walls and create adverse results. Recommend further evaluation by a qualified contractor to repair or replace.

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.

The garage entry door did not lock properly. This may be that it was not shimmed properly at the jamb (too wide) or the strike plate was not in the correct position.

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

The garage door was not able to be lifted manually at the time of inspection. The garage door likely need some adjustment. Recommend a qualified contractor evaluate and repair or replace as needed.

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.

The property had ceiling materials that may contain asbestos. Ceiling tiles or popcorn texture were manufactured or installed using asbestos as late as the early 90s.

In the past, asbestos fibers were added during the production to strengthen and increase durability. Materials that contain asbestos, when intact and in good condition, is generally considered non-friable and is not hazardous. Heat, water, weathering or aging can weaken asbestos materials to the point where it is considered friable. Friable material includes any material containing more than 1 percent asbestos that can be crumbled, pulverized or reduced to powder with hand pressure. This includes previously non-friable material which has been damaged to the extent that it may be crumbled, pulverized or reduced to powder by hand pressure and can also be made friable during its removal. Friable materials can release asbestos fibers into the air. Once in the air, asbestos fibers present a health hazard to people who inhale those fibers.

The door had a damaged or missing doorstop.  A qualified contractor should evaluate and repair or replace as necessary.

The door had missing or damaged floor guides.  A qualified contractor should evaluate and repair or replace as necessary.

An interior door rubs at the door frame when closing. This may mean the door or frame is out of square or that hinges may not be installed properly.

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

The window had peeling paint.  A qualified contractor should evaluate and repair or replace as necessary.

The ceiling fan did not respond to any wall switches. The fixture may be wired to be controlled by a remote but there was not remote available at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

The dishwasher drain line came out from a low location and did not discharge into a higher drain pipe. Dishwasher drain lines require a “high loop” in the line in order to drain properly. A “high loop” may have been hidden behind the appliance itself. The high loop in the drain hose is to keep water from settling in the hose to prevent any odors from backing up into the dishwasher. Food or debris may become stuck in the line and smell or mold if not corrected. Recommend a qualified contractor evaluate and repair or replace as needed.

There was not a range hood vent installed in the kitchen at the time of inspection. A kitchen exhaust fan is recommended to remove grease, smoke, and fumes that are present in the air when cooking in your oven or on your stovetop.

Recommend a qualified contractor evaluate and install kitchen exhaust as necessary.

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.

The ceiling showed wet staining indicating moisture intrusion did or does still exist.  A qualified contractor should evaluate and repair or replace as necessary.

Minor cracking was visible on the interior walls.  A qualified contractor should evaluate and repair or replace as necessary.

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

A GFCI outlet was defective (did not trip when tested). A qualified contractor should evaluate and repair or replace as necessary.

The toilet was loose at the tank to toilet connection.  A qualified contractor should evaluate and repair or replace as necessary.

The main water supply line material is considered what enters the home from the city or well.

Excessive surface corrosion was present at the time of inspection. Corrosion or rust will lead to a leak or pipe burst if not corrected. There could be leaks not visible, or within the ground.

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

The main electrical distribution panel is a Federal Pacific Electric (FPE) panel. These panels have a reputation for being problematic and further evaluation by a qualified electrician is recommended. FPE panel breakers are known to fail to trip at a much higher rate than standard panels. When a breaker fails to trip, the breaker and other components, including wires, may overheat and melt. The panel itself could overheat and catch fire.

Due to safety concerns, no further evaluation was conducted on this panel.  A qualified contractor should evaluate and replace as necessary.

The combustion air supply for this appliance was not present. A qualified contractor should evaluate and make necessary corrections according to current standards.

Fresh air supply is recommended by manufacturers for efficient operation of fuel burning appliances. Years ago, the air could come from inside or outside the building, however, more recent standards prefer for combustion air to come from the outside only.

The water temperature was higher than the acceptable range of 120-130 degrees. We recommend adjusting the water heater thermostat.

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.

The crawl space insulation was damaged. A qualified contractor should evaluate and repair or replace as necessary.