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Second Impression Home Inspection INVOICE
Phone [email protected]
TREC 21680
SOLD TO: INVOICE NUMBER Sample Report 1
INVOICE DATE 02/17/2017
LOCATION
REALTOR
DESCRIPTION PRICE AMOUNT
SUBTOTAL $0.00
TAX $0.00
TOTAL $0.00
BALANCE DUE $0.00
THANK YOU FOR YOUR BUSINESS!
PROPERTY INSPECTION REPORT
Prepared For: (Name of Client)
Concerning: , (Address or Other Identification of Inspected Property)
By: Joseph G Robinson, Lic #21680 02/17/2017(Name and License Number of Inspector) (Date)
(Name, License Number of Sponsoring Inspector)
PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIES
This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important that you carefully read ALL of this information.
This inspection is subject to the rules (“Rules”) of the Texas Real Estate Commission (“TREC”), which can be found at www.trec.texas.gov.
The TREC Standards of Practice (Sections 535.227-535.233 of the Rules) are the minimum standards for inspections by TREC-licensed inspectors. An inspection addresses only those components and conditions that are present, visible, and accessible at the time of the inspection. While there may be other parts, components or systems present, only those items specifically noted as being inspected were inspected. The inspector is NOT required to turn on decommissioned equipment, systems, utility services or apply an open flame or light a pilot to operate any appliance. The inspector is NOT required to climb over obstacles, move furnishings or stored items. The inspection report may address issues that are code-based or may refer to a particular code; however, this is NOT a code compliance inspection and does NOT verify compliance with manufacturer’s installation instructions. The inspection does NOT imply insurability or warrantability of the structure or its components. Although some safety issues may be addressed in this report, this inspection is NOT a safety/code inspection, and the inspector is NOT required to identify all potential hazards.
In this report, the inspector shall indicate, by checking the appropriate boxes on the form, whether each item was inspected, not inspected, not present or deficient and explain the findings in the corresponding section in the body of the report form. The inspector must check the Deficient (D) box if a condition exists that adversely and materially affects the performance of a system or component or constitutes a hazard to life, limb or property as specified by the TREC Standards of Practice. General deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing components, and unsuitable installation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspector is not required to prioritize or emphasize the importance of one deficiency over another.
Some items reported may be considered life-safety upgrades to the property. For more information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards or Deficiencies below.
THIS PROPERTY INSPECTION IS NOT A TECHNICALLY EXHAUSTIVE INSPECTION OF THE STRUCTURE, SYSTEMS OR COMPONENTS. The inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of the risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or changes in performance due to changes in use or occupancy. It is recommended that you obtain as much information as is available about this property, including any seller’s disclosures, previous inspection reports, engineering reports, building/remodeling permits, and reports performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this property. It is not the inspector’s responsibility to confirm that information obtained from these sources is complete or accurate or that this inspection is consistent with the opinions expressed in previous or future reports.
ITEMS IDENTIFIED IN THE REPORT DO NOT OBLIGATE ANY PARTY TO MAKE REPAIRS OR TAKE OTHER ACTIONS, NOR IS THE PURCHASER REQUIRED TO REQUEST THAT THE SELLER TAKE ANY ACTION. When a deficiency is reported, it is the client’s responsibility to obtain further evaluations and/or cost estimates from qualified service professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair
costs. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systems and add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairs have been made.
Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets and seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparent condition of the roof, and the performance of the structure and the systems may change due to changes in use or occupancy, effects of weather, etc. These changes or repairs made to the structure after the inspection may render information contained herein obsolete or invalid. This report is provided for the specific benefit of the client named above and is based on observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning of the information in this report. It is recommended that you hire a licensed inspector to perform an inspection to meet your specific needs and to provide you with current information concerning this property.
TEXAS REAL ESTATE CONSUMER NOTICE CONCERNING HAZARDS OR DEFICIENCIES
Each year, Texans sustain property damage and are injured by accidents in the home. While some accidents may not be avoidable, many other accidents, injuries, and deaths may be avoided through the identification and repair of certain hazardous conditions. Examples of such hazards include:
malfunctioning, improperly installed or missing ground fault circuit protection (GFCI) devices for electrical receptacles in garages, bathroom, kitchens, and exterior areas;
malfunctioning arc fault protection (AFCI) devices;
ordinary glass in locations where modern construction techniques call for safety glass;
malfunctioning or lack of fire safety features such as, smoke alarms, fire-rated doors in certain locations, and functional emergency escape and rescue openings in bedrooms;
malfunctioning carbon monoxide alarms;
excessive spacing between balusters on stairways and porches;
improperly installed appliances;
improperly installed or defective safety devices;
lack of electrical bonding and grounding; and
lack of bonding on gas piping, including corrugated stainless steel tubing (CSST).
To ensure that consumers are informed of hazards such as these, the Texas Real Estate Commission (TREC) has adopted Standards of Practice requiring licensed inspectors to report these conditions as “Deficient” when performing an inspection for a buyer or seller, if they can be reasonably determined.
These conditions may not have violated building codes or common practices at the time of the construction of the home, or they may have been “grandfathered” because they were present prior to the adoption of codes prohibiting such conditions. While the TREC Standards of Practice do not require inspectors to perform a code compliance inspection, TREC considers the potential for injury or property loss from the hazards addressed in the Standards of Practice to be significant enough to warrant this notice.
Contract forms developed by TREC for use by its real estate licensees also inform the buyer of the right to have the home inspected and can provide an option clause permitting the buyer to terminate the contract within a specified time. Neither the Standards of Practice nor the TREC contract forms requires a seller to remedy conditions revealed by an inspection. The decision to correct a hazard or any deficiency identified in an inspection report is left to the parties to the contract for the sale or purchase of the home.
INFORMATION INCLUDED UNDER "ADDITIONAL INFORMATION PROVIDED BY INSPECTOR", OR PROVIDED AS AN ATTACHMENT WITH THE STANDARD FORM, IS NOT REQUIRED BY THE COMMISSION AND MAY CONTAIN CONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THE COMMISSION DOES NOT REGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOT UNDERSTAND THE EFFECT OF ANY CONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANY ATTACHMENTS, CONSULT AN ATTORNEY.
ADDITIONAL INFORMATION PROVIDED BY INSPECTOR
I. STRUCTURAL SYSTEMS
A. FoundationsType of Foundation(s): SlabComments:
The slab was measured with a zip level at 32 positions. The maximum deflection measured from the lowest to the highest point was 2 inches. The lowest point measured on the day of the inspection was in the carpeted area of the office located in the front left corner of the home. The highest point measured was located in the nook area rear elevation of the home next to the garage. (The garage floor was not measured) Indications of possible foundation settlement were found to include; Cracks in the external brick veneer. Drywall cracks and buckling in walls and ceilings. A deflection greater than 1.5" across the slab.Second Impression Home Inspections recommends that the foundation may be settling along the front of the home, and recommends you to consult with a structural engineer specializing in foundations regarding any questions you may have.
Here are the measured reading using a Zip-Level calculated for surface differences.
Here we have a bar graph to illustrate the shape of the foundation
Here is an illustration of the surfaces that were measured on the day of the inspection
L = LinoleumT = TileC = CarpetW= Wood
This image illustrates where the measurements were taken P1/R1 is the starting point being the utility room linoleum surface P2/R1 is in the kitchen nookP3/R1 is in the living room near the master bed room entranceP4/R1 is the left and rear corner of the master bedroom.
B. Grading and DrainageComments: The grade around the home has a gradual slope away from the home. There are planting beds at the front of the home that could be trapping moisture against the home. Down spouts and splash blocks are not properly directing water away from the home.
Gutter & Downspout SystemNote: The gutter downspout should discharge water at least thirty-six inches (36”) away from the foundation perimeter beam. Storm water should be encouraged to flow away from the structure at the points of discharge.
Planting beds along the front elevation without drain holes can trap water against the foundation.
Kick-out flashing should be used any place where a gutter meets a wall. Properly installed kick-out flashing will help protect a wall from excess moisture due to water washing down the wall during a rain storm.
C. Roof Covering MaterialsTypes of Roof Covering: Composition Asphalt ShinglesViewed From: Ground using a high resolution camera lens, ladder, also walked on the roof. Comments: The roof appears to generally be in good condition. The plumbing vents are caulked and should be monitored for leaks, there are flashing details that are questionable. Most roof leaks occur at flashing , transitions such as valleys, and where roof meets a wall, and any penetration of the rood such as mechanical exhaust vents, plumbing vents, and combustion gas exhaust vents,
Some of the flashing details are questionable. There may have been repairs made after the last roof reinstallation. Caulk will crack and shrink over time and needs to be maintained. Flashing should be painted to help protect it from the elements. Recommend evaluation by a roofing professional.
The plumbing vents are caulked.to the boot flashing at the collar. Boot flashing is designed to slide on the plumbing vents allowing for structural movement to occur. This is a problem when it causes the flashing to be pulled away from the roof when movement does occur. This should be monitored on a routine annual basis, for signs of leakage.
D. Roof Structures and AtticsViewed From: The Attic was inspected by walking in it. Portions of the attic were not inspected due to low clearance.Approximate Average Depth of Insulation: Average insulation depth appears to be about 10" Comments:There are issues with structural bracing that is loose and needs to be evaluated by a professional contractor. Areas where sheathing has been repaired or replaced in an unprofessional manner and the job incomplete leaving baffles loose and debris. Not all areas were accessible due to limited space
.Prior repairs to the roof structure are evident. It may be wise to consult the current owner regarding their knowledge of the roof structure and/or any repairs that became necessary.
There were items store in the attic space at the time of inspection. Various areas were obstructed from view.
Support bracing loose at multiple locations recommend evaluation and repair my a licensed professional. This appears to be due to previous repairs.
Previous water damaged areas currently test dry with a moisture meter are likely due to previous roof and AC condensation issues that have since been repaired. However evaluation is recommended by a licensed professional and an estimate for proper repair or replacement of decking that appears to have a possible organic growth.
E. Walls (Interior and Exterior)Comments:Exterior walls are made of brick, man made fiber composite board, and wood. Interior walls are of drywall, and tile. Exterior brick walls are in need of mortar repair. Interior walls are in need of drywall repair. Various areas are in need of new paint and caulking. Some areas require deteriorated wood trim to be replaced. Second Impression Home inspections recommends any foundations repair be done before repairing interior or exterior walls.
There are areas on the exterior wood walls that have been damaged. This appears to have been damaged by some type of vermin.
The sidewall veneer is in contact with the roofing material. Under current building standards, there should be at least 2-inch of clearance between the roofing material and the sidewall veneer.
The chimney chase wood veneer and/or veneer trim has some deterioration and/or damage.
Damage was noted to the exterior trim at various locations on the exterior of the home.
The weepholes in the lower course of the exterior masonry veneer were observed to be blocked and/or sealed. One solution here at the back wall of the home may be to install a surface drain that can give the weep holes a place to drain into. Recommend evaluation by a licensed professional.
Any cracks and/or separations between the brick veneer and the trim and/or siding should have mortar repaired and caulked where brick meets siding. Minor hairline cracks can be an indication of structural settlement It appears that there has been previous mortar repair that may now be requiring repair again after further settlement.
Flashed areas at the exterior walls need caulk to help protect against excess water intrusion.
Fixtures attached to exterior walls should be caulked to protect against excess water intrusion.
The wall expansion joint(s) need to be properly sealed on the right and left elevation exterior walls of the structure. It is recommended to use elastomer caulking.
Drywall has cracks at various locations on interior walls and buckling is observed at the staircase area,near the front entrance, and other areas as well. Recommend repair
F. Ceilings and FloorsComments:Ceilings are made of drywall. The concrete slab floor is covered with carpet, tile, wood, and linoleum.
Hairline cracks and nail pops observed in ceiling drywall. Recommend repair and monitor for further settlement.
Evidence of water damage at more than one location in the master bedroom, currently tested as dry using a moisture meter.
Caulk needed at the master bedroom toilet.
Cabinet floors under sinks are in need of replacement due to water damage.
G. Doors (Interior and Exterior)Comments:Most components were found to be performing and in satisfactory condition on the day of the inspection.
Caulk improvement needed at exterior garage door jamb and between the header/lintel.
H. Windows
Comments: The windows appear to be the original aluminum windows and are as typical for this type of window, difficult to open and close. There is one that has fogging in between the panes, several screens are missing or damaged. When purchasing this home consider the soct of replacement within the next ten years. WindowsMost components were found to be performing and in satisfactory condition on the day of the inspection.
One or more of the window screens were observed to be damaged. One or more of the window screens were observed to be missing.
One or more of the thermal pane windows were observed to have lost their seals. This has resulted in condensation or a fog like film to develop between the panes of glass. The thermal pane windows no longer function as designed when they loose their seal and replacement may be necessary. The windows that have noticeably lost their seals are listed but may not be limited to the window located in the breakfast nook area facing the rear patio.
Special Notice: Signs of lost seals in the thermal pane windows may appear and disappear as temperature and humidity changes. Some windows with lost seals may not be evident at the time of this inspection. Windows are checked in a non-exhaustive manner for obvious fogging. When lost thermal pane window seals were noted, we recommend all windows be rechecked by a window specialist for further evaluation prior to the expiration of any time limitations such as option or warranty periods.
Caulk improvement needed at most windows inside and around the outside of the home.
Minor moisture elevations detected using a moisture meter in walls around windows inside the home.
I. Stairways (Interior and Exterior)Comments:All components were found to be performing and in satisfactory condition on the day of the inspection.
J. Fireplaces and ChimneysComments:A gas fireplace is located in the family room of the home.
In my opinion the interior/exterior fireplace were appeared to be in good condition condition on the Day of the Inspection , with the following observations, deficiencies and/or exceptions if any associated with the fireplace that were observed on this structure are noted below:When gas logs are installed in a firebox with a damper; the damper should be permanently blocked open with a damper clamp to prevent accidental spillage of carbon monoxide into the living space.
K. Porches, Balconies, Decks, and CarportsComments:All components were found to be performing and in satisfactory condition on the day of the inspection.
L. OtherComments:
II. ELECTRICAL SYSTEMS
A. Service Entrance and PanelsComments:The underground electric service enters the home at the right elevation exterior garage wall towards the alley end of the home.
Service providers such as phone or cable should not be using the electrical service meter, housing, or conduit to mount their equipment.
Electrical service enters the home via a class 200 service meter provided by Oncor electric.
There is a disconnected ground electrode conductor. recommend evaluation and repair by a licensed professional electrician.
Panel Box Box Rating and/or Main Disconnect Rating: 200 ampsBox Location: GarageCabinet Manufacturer: Cutler-Hammer
The main and sub panel appear to be appropriately marked and labeled for the various branch circuits.
The home is protected by a 200A main disconnect
The panel front covers were removed for inspection. No problems were noticed on the date of inspection.
No bonding identified to the gas pipe at the house side of the meter, the furnace or the water heater gas pipe or exhaust vents. Bonding helps to protect the equipment from damage due to electrical strikes. This can be especially important where corrugated stainless-steel tubing is used for gas lines.
B. Branch Circuits, Connected Devices, and FixturesType of Wiring: CopperComments:This home was built prior to AFCI requirements that were mandated in 2008. TREC Limitations: The inspector is not required to: inspect low voltage wiring, disassemble mechanical appliances, verify the effectiveness of smoke alarms, verify interconnectivity of smoke alarms, activate smoke or carbon monoxide alarms that are or may be monitored or require the use of codes, verify that smoke alarms are suitable for the hearing-impaired or remove the covers of junction, fixture, receptacle or switch boxes unless specifically required by these standards.
Receptacle Outlets
One or more of the receptacle cover plates are damaged in the pantry.
One or more of the receptacles were observed to be damaged in the front entrance area.
The NEC recommends that voltage drops should be kept under 5%. Most receptacle outlets in the Dallas Fort Worth area are greater than 5% due to the larger homes using longer wires. Voltage drops greater than 10% were marked with a sticker.
The outside receptacle outlets at the front and rear entrance were dead at the time of the inspection, did not find a breaker that needed to be reset at the panel or a GFCI that was popped on the date of the inspection.
III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS
A. Heating EquipmentType of Systems: Upstairs Central, Downstairs Central, Forced AirEnergy Sources: GasComments: Carrier Furnace Model numbers appear to be: 58RAV09506116, and 58RAV11616120 although this was hand written and possibly incorrect. By the serial number they appear to be manufactured in 1998 and may be near the end of life. The heaters were operated and functioned fine on the date of the inspection.
The heater gas supply line is not equipped with a sediment trap just before the gas appliance connector. This condition does not meet current installation requirements and should be corrected.
Samples of correct sediment trap installation.
International Residential Code for One & Two Family DwellingsG2419.4 (408.4) Sediment trap. Where a sediment trap is not incorporated as part of the appliance, a sediment trap shall be installed downstream of the appliance shutoff valve as close to the inlet of the appliance as practical. The sediment trap shall be either a tee fitting having a capped nipple of any length installed vertically in the bottommost opening of the tee as illustrated in Figure G2419.4 or other device approved as an effective sediment trap. Illuminating appliances, ranges, clothes dryers, decorative vented appliances for installation in vented fireplaces, gas fireplaces, and outdoor grills need not be so equipped.
B. Cooling EquipmentType of Systems: Upstairs Central, Downstairs CentralComments:One of the evaporator coils mounted in the attic has been replaced with a Goodman unit model number:CHPF3642C6CB, serial number:1605062527 may indicate it was replaced in 2016.
The other evaporator unit appears to be model number:HSC0360, serial number:606234
The outside condenser units are Carrier model numbers: 38BYC060310, and 38BYC042310, That would appear to indicate 5, and 3.5-ton units. The serial numbers appear to indicate a manufactured date of 1997 and 1998. These are older units and likely near the end of their expected useful life.
These units were not properly tested as the weather was cold, near freezing on the day of inspection. Recommend an opinion by a licensed HVAC professional.
C. Duct Systems, Chases, and VentsComments:Note: The covering on the ductwork that is in place has been known to deteriorate with direct and/or indirect UV light. This item should be closely monitored and corrected as necessary.
All components were found to be performing and in satisfactory condition on the day of the inspection.
IV. PLUMBING SYSTEMS
A. Plumbing Supply, Distribution Systems and FixturesLocation of water meter: Main water meter is located at the street in front of the home. Location of main water supply valve: Main water supply valve is at the meter location. Static water pressure reading: Statis water pressure was about 66psi at the time of the inspectionComments:All components were found to be performing and in satisfactory condition on the day of the inspection.
The kitchen sink faucet is loose. This should be a simple adjustment by tightening the nut that secured it in place.
B. Drains, Wastes, and VentsComments:Sewer drain clean-outs are located in the left front flower bed. Drain pipes appear to be PVC through out.
One or more sinks and tubs have missing or damaged drain stops. Recommend repair or replacement.
C. Water Heating EquipmentEnergy Sources: GasCapacity: Two 50-gallons water heaters by State Industries. Comments:Water heater exhaust vent hoods should be secured in place with screws, The copper connections should have dialectic isolators to help prevent galvanic corrosion, there are no sediment traps at the gas line to the
Note that the data plate indicated that these units were manufactured in late Nov or 2010 and early Feb of 2011.
D. Hydro-Massage Therapy EquipmentComments:There is a jetted yub in the bathroom. The tub was tested by filling and running the tub and it operated fine, there is a GFCI breaker located in the master closet, there was no hatch present to access the motor in the event of a failure.
The access to the hydro-massage therapy equipment motor is not readily accessible and inspection of the equipment lines and motor could not be performed. This does not meet current installation standards.
E. OtherComments:CSST gas lines
The house is equipped with CSST gas lines. It is recommended that this should be evaluated by a licensed plumber to update the installation with proper bonding for better resistance to damage and resulting fire due to lightening strikes.
No leaks were detected at gas appliances.
V. APPLIANCES
A. DishwashersComments:
DishwasherThis component appears to be performing adequately at the time of this inspection.
B. Food Waste DisposersComments:
Food Waster DisposersThis component appears to be performing adequately at the time of this inspection.
C. Range Hood and Exhaust SystemsComments:
Range Exhaust Systems
The fan knob for the down draft fan is broken, unable to test this device.
D. Ranges, Cooktops, and OvensComments:Built-in Oven
This component appears to be performing adequately at the time of this inspection.
Cooktop
This component appears to be performing adequately at the time of this inspection.
E. Microwave OvensComments:
MicrowaveThis component appears to be performing adequately at the time of this inspection.
F. Mechanical Exhaust Vents and Bathroom HeatersComments: Mechanical exhaust vents were tested and no issues were found on the day of inspoection.
G. Garage Door OperatorsComments:
Single Overhead Garage Door OpenerThis component appears to be performing adequately at the time of this inspection.
H. Dryer Exhaust SystemsComments:
Dryer Exhaust System
The dryer exhaust duct (vent pipe) is dirty and needs to be cleaned.
I. OtherComments:
VI. OPTIONAL SYSTEMS
A. Landscape Irrigation (Sprinkler) SystemsComments:
B. Swimming Pools, Spas, Hot Tubs, and EquipmentType of Construction: Pool Construction TypesComments:
C. OutbuildingsComments:
D. Private Water Wells (A coliform analysis is recommended)Type of Pump: Water Pump TypesType of Storage Equipment: Water Storage EquipmentComments:
E. Private Sewage Disposal (Septic) SystemsType of System: Septic SystemsLocation of Drain Field: Comments:
F. OtherComments:
Summary The slab was measured with a zip level at 32 positions. The maximum deflection measured from the lowest to the highest point was 2 inches. The lowest point measured on the day of the inspection was in the carpeted area of the office located in the front left corner of the home. The highest point measured was located in the nook area rear elevation of the home next to the garage. (The garage floor was not measured) Indications of possible foundation settlement were found to include; Cracks in the external brick veneer. Drywall cracks and buckling in walls and ceilings. A deflection greater than 1.5" across the slab.Second Impression Home Inspections recommends that the foundation may be settling along the front of the home, and recommends you to consult with a structural engineer specializing in foundations regarding any questions you may have.
Note: The gutter downspout should discharge water at least thirty-six inches (36”) away from the foundation perimeter beam. Storm water should be encouraged to flow away from the structure at the points of discharge
Planting beds along the front elevation without drain holes can trap water against the foundation.
Some of the flashing details are questionable. There may have been repairs made after the last roof reinstallation. Caulk will crack and shrink over time and needs to be maintained. Flashing should be painted to help protect it from the elements The plumbing vents are caulked.to the boot flashing at the collar
The sidewall veneer is in contact with the roofing material. Under current building standards, there should be at least 2-inch of clearance between the roofing material and the sidewall veneer.
The chimney chase wood veneer and/or veneer trim has some deterioration and/or damage.
Damage was noted to the exterior trim at various locations on the exterior of the home.
The weepholes in the lower course of the exterior masonry veneer were observed to be blocked and/or sealed. One solution here at the back wall of the home may be to install a surface drain that can give the weep holes a place to drain into. Recommend evaluation by a licensed professional.
The weepholes in the lower course of the exterior masonry veneer were observed to be blocked and/or sealed. One solution here at the back wall of the home may be to install a surface drain that can give the weep holes a place to drain into. Recommend evaluation by a licensed professional.
Any cracks and/or separations between the brick veneer and the trim and/or siding should have mortar repaired and caulked where brick meets siding. Minor hairline cracks can be an indication of structural settlement It appears that there has been previous mortar repair that may now be requiring repair again after further settlement. Flashed areas at the exterior walls need caulk to help protect against excess water intrusion.Fixtures attached to exterior walls should be caulked to protect against excess water intrusion.
The wall expansion joint(s) need to be properly sealed on the right and left elevation exterior walls of the structure. It is recommended to use elastomer caulking.
Drywall has cracks at various locations on interior walls and buckling is observed at the staircase area,near the front entrance, and other areas as well. Recommend repair Hairline cracks and nail pops observed in ceiling drywall. Recommend repair and monitor for further settlementCaulk needed at the master bedroom toiletCabinet floors under sinks are in need of replacement due to water damageOne or more of the window screens were observed to be damaged. One or more of the window screens were observed to be missing. One or more of the thermal pane windows were observed to have lost their seals. This has resulted in condensation or a fog like film to develop between the panes of glass. The thermal pane windows no longer function as designed when they loose their seal and replacement may be necessary. The windows that have noticeably lost their seals are listed but may not be limited to the window located in the breakfast nook area facing the rear patio.
Caulk improvement needed at most windows inside and around the outside of the home.When gas logs are installed in a firebox with a damper; the damper should be permanently blocked open with a damper clamp to prevent accidental spillage of carbon monoxide into the living spaceOne or more of the receptacle cover plates are damaged in the pantry.
One or more of the receptacles were observed to be damaged in the front entrance area.
The outside receptacle outlets at the front and rear entrance were dead at the time of the inspection, did not find a breaker that needed to be reset at the panel or a GFCI that was popped on the date of the inspection. The heater gas supply line is not equipped with a sediment trap just before the gas appliance connector. One or more sinks and tubs have missing or damaged drain stops. Recommend repair or replacement
The access to the hydro-massage therapy equipment motor is not readily accessible and inspection of the equipment lines and motor could not be performed. This does not meet current installation standards.
The fan knob for the down draft fan is broken, unable to test this device. The dryer exhaust duct (vent pipe) is dirty and needs to be cleaned.