Inspection Report

Foundation displayed only minor signs of cracking and spalling (Picture 1) along the exterior and is not equipped with flashing.  There are weep holes located at intervals around the structure in the bottom, vertical butt brick joints.  They appear to be generally clean and unclogged.

The interior of the foundation, as observed in the furnace and utility rooms, displayed only minor signs of small cracks, consistent with the structure's age, with no bulging or efflorescence.  There were no signs of past water infiltration.

The sill plate is solid, with no signs of rot and only minor, old staining.

The grade around the foundation is above the recommended minimum of 6" below the top at the north (Picture 2) and west (Picture 3, 4) sides of the property.  This can lead to water infiltration.

There is a small area, located in the northwest corner of the garage, where there is evidence of slight past water staining (Picture 1), but measurements taken for moisture were below 6%.  See Roofing and Attic Structure section for more information.

This girder is supported by galvanized metal posts, which, where observable, are properly attached, hang plumb and display no signs of rust or physical damage.  The placement of the supporting post at the southern end, in the utility room (Picture 1), appears to be supported on the middle foundation support by metal shims.  While this is not an entirely proper construction technique, it appears to be sufficient and displays no signs of shifting, displacement or movement.

The floor joists are covered with 3/4" plywood which was not able to be fully inspected because it was covered, but demonstrates no signs of sag or softness.

The attic and roof structure is stick built, with 2 x 6 rafters.  The southern gable is equipped with 2 x 4 collar tiles, a 2 x 8 ridge board, 2 x 4 extension from gable end to ridgeboard and 2 x 10 spreaders.  The roof is sheathed with OSB and displays no signs of staining with the exception of a small area, located in the northwest corner of the garage where there is evidence of past water infiltration from an improperly installed downspout on the roof above (Picture 1).  This is accompanied by signs of old water staining in the adjacent 2 x 4 wall studs and headers.  Moisture readings are below 6%.  There is some softness in the black area of the roof sheathing.

The hip roof is 2 x 6 wooden rafters, supported by 2 x 4 posts and a 2 x 8 ridgeboard (Picture 2) and 2 x 4 collar ties.  There are no signs of water staining or physical damage on the OSB roof sheathing.

The brick exterior displays no significant signs of cracking or mortar loss.  There are areas, where the brick meets the metal siding (Picture 1) or the roof soffits (Picture 2), around windows where the caulk is cracked.  This is normal and caulk requires annual examination and repair.

The wooden siding displays no signs of rot, water staining or physical damage.  There area some areas where the siding is slightly separated from the wall (Picture 4) and minor nail pops  There is also an area, below the 2nd floor level windows on the front of the property, where the siding appears to be slight twisting under the windows..  There is also an area, located on the southeast corner of the central house area, where some wooden trim needs to be patched and re-painted (Picture 3).

2) Wooden siding requires annual evaluation and minor repair of nail pops and flaws.  This is a normal maintenance item.

The side door, which opens into the garage, is composite and also hangs plumb (Picture 1).  This door should be equipped with spring hinges so as to close automatically and properly separate the living area from the garage as a guard against fire infiltration.

The back door out of the garage (Picture 2) is composite.  Its framing displays signs of cracking and should be painted. 

2) RR - Recommend scraping, priming and painting of the door frame for the rear garage door.

There are areas where the window frames should be re-caulked.

The wooden window frame under the front bow window displays advanced deterioration, but moisture readings are within normal limits and there was no signs of softness in the wood.

2) RR - Recommend that the junction of the window metal cladding and the exterior brick be caulked to prevent water penetration.

The bases of the garage doors are beginning to show wear due to water infiltration (Picture 1).

The springs and cables serving the garage doors are not properly adjusted.

2) RR - Recommend that garage doors be scrapped, primed and painted.

3) WL - Recommend evaluation and adjustment of the overhead springs and cables for the garage doors.

The front porch is a poured slab and appears to be in serviceable condition.  There is a slight cracking between it an the brick exterior and should be caulked.

The master bedroom is equipped with a wooden balcony outside a set of sliding glass doors.  This balcony has a significant amount of wood rot in its supporting joists (Picture 4, 5).  

2) RR - Wooden porches and decks should be supported by the required concrete footings.  All deck and porch steps should also be properly supported by concrete footings.  Recommend evaluation by a licensed and insured deck contractor.

3) SD - All deck railing ballaster should be spaced no further apart than 3 1/2" to guard against entanglement.  This is a safety hazard.

4) SD - Recommend evaluation of the master bedroom balcony by a licensed and insured general contractor.  It is the opinion of this inspector that it is not safe for use.

The fascia board, located at the peak of the south gable (Picture 1) is slightly misaligned and should be re-nailed to guard against water infiltration.

There are some small trees that are growing right up against the foundation on the south side (Picture 1) that should be removed as a guard against foundation damage.

The chimney, skylights (Picture 3) and vents are properly flashed and there was no sign of water infiltration on the interior.  The chimney is not equipped with a rain cap or a pest screen and it's chimney cap is inadequate and cracked (Picture 2). 

The downspouts do not extend far enough away from the foundation to be effective in draining water away from the basement.

There are two downspouts, located on the garage roof and draining the south side of the upper hip roof, that drain directly on the roof and have already cause signs of past water infiltration (Picture 2, 3).

2) RR - Recommend that all downspouts that drain an upper section of roof terminate either into a lower roof section gutter or to the ground, directly as a guard against excessive water buildup and accelerated roof failure.  Recommend evaluation and repair by a licensed and insured roofer.

The Whirlpool tun was operated and displayed no signs of pipe mildew.  The whirlpool tun did exhibit gurgling during drainage as detailed in the Drainage Section.

All plumbing fixtures operated properly and appeared sound.  All toilets were properly seated and displayed no signs of leakage and drained properly.

The shower head, located in the hallway bathroom on the 2nd floor was not properly secured in the wall and moves (Picture 1).

Main fuel shut off is at the meter, located at the east corner of the north wall (Picture 2).

There is an ejector sump, located in the west portion of the laundry utility room (Picture 1).  It was sealed and could not be tested, although it did go on by itself when the toilet was used.

There are two double ganged, 240 volt breakers serving the air conditioning compressor and the electric oven.

All wiring distributed from the main panel are in conduit.  There are signs of later electrical additions which was done using unarmored flexible cable (Romex type) which displays no signs of damage and is properly secured.  It is unsure whether this type of wiring is allowed.

The switch serving the in sink disposer operates intermittently and should be replaced (Picture 1).

No GFCI or AFCI outlets were observed in the living area of of the property, nor were their any GFCI or AFCI breakers in the main service equipment panel.  Was not able to inspect the outlet serving the whirlpool tub in the master bathroom because the access panel was not accessible.

• Over the counter in kitchens and anywhere in bathrooms.
• Within 6' or any water source (sinks, bathtubs, bathroom basins)
• Located in unfinished areas of basements.
• In garages.
• Powering garage door openers serving metal garage doors.
• Serve water carrying appliances, such as dishwashers, in sink disposers, sump pumps, water supply boost pumps, sprinkler systems or clothes washers.
• Located on the exterior of the house.
• Around pools, spas or that power whirlpool type tubs.

Recommend  AFCI (Arc Fault Circuit Interrupt) protected outlets or circuit breakers be used for all branch wiring that services bedroom areas.

Recommend that all such installation be done by a licensed and insured electrical contractors and that these outlets and breakers be tested every month by means of the test buttons that they are equipped with.

• In the hallways outside of bedrooms.
• At the top and bottom of all stairways.
• In the kitchen

Recommend that carbon monoxide detectors be located in all bedrooms and in any utility room containing a gas fired water heater, furnace or boiler.

Recommend that all smoke and carbon monoxide detectors be hard wired to the building's electrical system and be equipped with rechargeable battery backup.

There was a vent located in the rerun air duct to the east of the furnace that is probably robbing the furnace of combustion air (Picture 1).

2) SD - Recommend that the return duct vent, located to the east of the furnace, be covered over to avoid it robbing the furnace of combustion air.

The main electrical shut off switch for the furnace blower is located on the west side of the furnace.

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There was minor signs of cracking the the tile floor in the entryway.  The remainder of the floors were covered with carpet and not observable.

There is also an area, located on the south side of the whirlpool tub that should be sealed with caulk.

There is a loose tile, located on the steps leading to the whirlpool tun in the master bedroom (Picture 1).