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 concrete floor in the garage was cracked. Due to expansive soils, minor cracks are to be expected in the slabs or control joints. Recommend a qualified contractor evaluate and repair or replace as needed.

The photo-electric reverse sensors are installed too high from the garage floor surface.

The vertical distance between the photo-eye beam and the floor should be no more than 6 inches.

The carpet was loose or baggy and may need to be restretched.  A qualified contractor should evaluate and repair or replace as necessary.

A window sash would not stay up/open at the time of inspection. The window may have had damaged spring rails or springs that were damaged or weak. If this is an older counterweighted window, the counterweights may need to be adjusted. Recommend a qualified contractor evaluate and repair or replace it as necessary.

The cabinet floor was damaged. This may be from excessive leaking pipes, condensation, or even leaking cleaners stored in cabinet over the years.

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

One or more cabinet door and/or drawer was not closing flush to the base cabinetry at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed.

The food waste disposer was leaking at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

The sink drain line was clogged or drains slowly. A qualified contractor should evaluate and repair or replace as necessary.

Tiles on the wall in the bath/shower area had missing or damaged grout.  A qualified contractor should evaluate and repair or replace as necessary.

There were “nail pops” visible on the interior ceilings.  A qualified contractor should evaluate and repair or replace as necessary.

The tub/shower area had deteriorated or missing sealant (caulking or grout) at the corners and/or floor. Sealant is needed at wall corners inside the shower, corners from tub to wall, and along the floor perimeter.  A qualified contractor should evaluate and repair or replace as necessary.

Screws / fasteners were missing at the electrical panel cover. A qualified contractor should evaluate and repair or replace as necessary.

Flames were not entirely burning a blue color. Orange and yellow flames may be an indicator the fuel-air mixture is not right and gas may not be burning as efficiently as possible. Recommend a qualified contractor evaluate to adjust, repair, or replace fuel-burning components as necessary.

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.  InterNACHI’s Standard Estimate Life Expectancy Chart for Homes

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.

The condensation line was missing a trap. This condition allows conditioned air to escape through the condensation line. A qualified contractor should evaluate then repair or replace as advised.

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.  InterNACHI’s Standard Estimated Life Expectancy Chart for Homes

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.

The exterior compressor unit was not level. Over time, this may result in noisy fan operation, damage to the fan bearings and a shortened fan lifespan, or it may result in movement of the compressor housing which can cause leaks in refrigerant lines resulting in expensive service. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

There was damage to the air-conditioner condenser coil fins. This limits the ability to dissipate heat. Further damage to the coil fins should be avoided in order to maintain cooling system efficiency and avoid problems from overheating of the compressor. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

  15.3.3 – AC Compressor

Due to the current conditions at the time of inspection, the air conditioner is recommended to be cleaned, evaluated, and serviced by a qualified contractor. Consult with your real estate agent for your available options prior to closing.