General Contractor
How to Read This Report
This is a limited, visual, non-invasive inspection. It is not a warranty, a code inspection, or a technically exhaustive evaluation. See the Scope & Limitations chapter at the end of this report for full details.
Getting the Information to You
This report is designed to deliver important and technical information in a way that is easy for anyone to access and understand. If you are in a hurry, you can take a quick look at our "Summary Page” and quickly get critical information for important decision making. However, we strongly recommend that you take the time to read the full Report, which includes digital photographs, captions, diagrams, descriptions, videos and hot links to additional information. This report can also be printed on paper or to a PDF document, but the best way to get the layers of information that are presented in this report is to read your report online, which will allow you to expand your learning about the inspected property.
Chapters and Sections
This report is divided into chapters that parcel the home into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the home. You can navigate between chapters with the click of a button on the left side margin.
Most sections will contain some descriptive information done in black font. Observation narrative, done in colored boxes, will be included if a system or component is found to be significantly deficient in some way or if we wish to provide helpful additional information about the system or the scope of our inspection. If a system or component of the home was deemed to be in satisfactory or serviceable condition, there may be no narrative observation comments in that section and it may simply say “tested,” or “inspected.”
Observation Labels
All narrative observations are colored, numbered and labeled to help you find, refer to, and understand the severity of the observation. Observation colors and labels used in this report are:
- Note:Refers to aside information and/or any comments elaborating on descriptions of systems in the home or limitations to the home inspection. These also include contextual photos of the house and pictures of various components of the house while operating.
- Tier 1 - Major Concern:These represent priority items like major safety issues, active issues causing damage to the house, or items of significant expense that are looming in the near future.
- Tier 2 - Repair:These are lower priority deficiencies that may not need immediate attention, but should be addressed in the near/medium term future. These are usually deferred maintenance items, occupant safety concerns, or sub-par construction/installation problems.
- Tier 3 - Improve:These are things that are working but could be better. These are minor nuisance type concerns, or things related to safety, efficiency, or reliability issues. Often these are improvements that may not have been necessary--or even have existed--when the property being inspected was constructed (e.g. changes in building standards over time.)
- Future Project:A repair that may be deferred for some time but should be on the radar for repair or replacement in the future.
- Due Diligence:Observations that may require further investigation and/or clarification that could not be provided during the home inspection.
- Monitor:Items that should be watched to see if correction may be needed in the future.
- Recommended Maintenance:These are items that should be considered "routine home ownership," such as servicing the furnace, cleaning the gutters or changing the air filters in the furnace. Generally a house costs ~1% of the purchase price per year to maintain.
- Homeowner Info:These are pieces of "good to know" information about the house. For example, the location of the main water shut-off valve, gas shut-off valve(s), etc.
Summary Page
The Summary Page is a quick, bulleted overview of the observations from this inspection, grouped by category. The Tier 1, Tier 2, and Tier 3 sections list the deficiencies we found. The remaining sections, like Monitor, Due Diligence, Maintenance, and Homeowner Info, are listed for easy reference. This overview is not a substitution for reading the entire inspection report.
General Contractor
Tier 1 - Major Concerns
- 3.2.1 Exterior:
The siding was in poor condition, see others comments in this report for specific examples. Given the overall condition, I recommend evaluation and likely replacement of the siding by a qualified contractor.
Note: Due to the number of places where water was able to penetrate the siding, I suspect that rot/mold issues will likely be discovered while repairing the siding. I recommend budgeting for repairs of more than just the siding.
Contractor:General Contractor - 3.6.3 Exterior:
The back deck was in poor condition overall. Due to issues with the structure, stairs, railing, and decking boards (specifics outlined in this report) I would recommend a full deck rebuild by a qualified contractor.
Contractor:General Contractor - 11.7.3 Plumbing:
Seismic straps, which prevent the tank from falling in an earthquake, were not compliant with current building standards. Current building standards require two 1 1/2" steel straps, 16 gauge, installed 1/3rd down from the top and 1/3rd up from the bottom. This tank did not have any proper straps. I recommend installation by a qualified contractor.
Note: This is a component that many real estate appraisers look for specifically, so it can sometimes have an oversized impact during the financing/appraisal process of a transaction. I mark this as a Tier 1 level issue because of this.
Contractor:General Contractor - 15.1.2 Detached Garage:
The detached garage had several significant issues. The main issue were significant damage to the siding and likely structural rot of the framing, and damaged and rotten roof rafters. See further comments in this report for more details. I recommend evaluation of the detached garage by a qualified contractor. I suspect a full rebuild would be the most cost effective often.
Contractor:General Contractor
Tier 2 - Repairs
- 2.5.1 Grounds:
There were no railings installed at stairway(s), see photo(s). According to modern building standards, any stairs with four or more risers should have a railing. It should be continuous (run all the way from the bottom to the top without needing to remove your hand) and graspable (something you could grab while falling.) I recommend installation by a qualified contractor.
Contractor:General Contractor - 2.7.1 Grounds:
There were no railings installed at stairway(s), see photo(s). According to modern building standards, any stairs with four or more risers should have a railing. It should be continuous (run all the way from the bottom to the top without needing to remove your hand) and graspable (something you could grab while falling.) I recommend installation by a qualified contractor.
Contractor:General Contractor - 2.8.2 Grounds:
A gate was not installed, see photo. I recommend repair by a qualified contractor.
Contractor:General Contractor - 3.2.3 Exterior:
Rot was observed on the exterior of the house, see photo(s). I recommend repair by a qualified contractor.
Contractor:General Contractor - 3.2.4 Exterior:
Some areas of siding needed resealing, see example photo(s). Deteriorated or missing sealants are a conducive condition for rot and pests as they allow water to penetrate into or behind the siding. This is normally a DIY repair using exterior grade caulk, though larger gaps may need repair by a qualified contractor.
Contractor:DIY (do it yourself)General Contractor - 3.2.5 Exterior:
The siding was damaged in places, see example photos. This can allow water to penetrate the exterior envelope of the house, which is a rot, mold, and pest concern. I recommend repair by a qualified contractor.
Contractor:General Contractor - 3.5.1 Exterior:
The basement windows were all broken/boarded up. This is ok, but some glass shards were left behind, see example photo. This is a cut hazard. I recommend removal as a DIY repair.
Contractor:General Contractor - 3.6.4 Exterior:
The deck was leaning, which is likely a sign that the structure was not stable. I recommend repair by a qualified contractor.
Contractor:General Contractor - 3.6.5 Exterior:
Some of the deck posts were non-treated wood, which is more vulnerable to wood decay. Modern building standards recommend pressure treated wood for structural components in decks. I recommend repair by a qualified contractor.
Contractor:General Contractor - 3.6.6 Exterior:
Rot was observed in structural elements of the deck, see photo(s). This could cause the deck to collapse. The rot did not appear to be severe, and the deck still appeared to be structurally sound, however this can be hard to judge as rot can be worse than it appears on the surface. Decks can fail without warning by rotting through, so any observed structural rot is a significant concern. I recommend repair by a qualified contractor.
Contractor:General Contractor - 3.6.7 Exterior:
The decking was getting old and beginning to rot, see example photo(s). I would expect to continue to make spot repairs until the decking is systematically updated. Temporary repairs can be made by replacing the worst boards, re-setting loose nails, and cleaning and re-staining the wood but this deck will need attention in the near to medium term. I recommend repair by a qualified contractor.
Contractor:General Contractor - 3.6.8 Exterior:
The guardrail/railing was loose/deflecting and may not be adequately stiff to stop a falling adult, see photo(s)/video(s). I recommend repair by a qualified contractor.
Contractor:General Contractor - 4.5.3 Roof:
The chimney flues were missing rain caps. This will prevent water and pests (birds) from getting into the flue and causing damage to the chimney. I recommend installation of a rain cap(s) by a qualified contractor.
Contractor:General ContractorMasonRoofer - 5.3.1 Common Spaces & Bedrooms:
The door bell did not operate at time of inspection. I recommend repair by a qualified contractor.
Contractor:General Contractor - 5.4.1 Common Spaces & Bedrooms:
The carpet was torn/loose in several places. This created trip hazards. I recommend having a qualified contractor replace the carpet.
Contractor:General Contractor - 5.4.2 Common Spaces & Bedrooms:
One area of the floor in the living room was squishy, see photo/video. I recommend repair by a qualified contractor.
Contractor:General Contractor - 5.6.1 Common Spaces & Bedrooms:
Railing was loose, see photo / video. I recommend DIY repair by tightening bracket.
Contractor:General Contractor - 5.7.1 Common Spaces & Bedrooms:
Door did not have tempered glass. Glass in a door has a higher likelihood of breaking, so tempered glass is a safety requirement for modern building standards. I recommend replacement of the door or glass by a qualified contractor.
Contractor:General Contractor - 6.6.1 Bathrooms:
No exhaust fan was present in the bathroom. Bathrooms are high sources of humidity, and not having ventilation is a conducive condition for organic growth. I recommend installation of an exhaust fan by a qualified contractor.
Contractor:General Contractor - 7.4.2 Kitchen:
Some of the cabinet doors were missing/not installed, see photos. I recommend repair by a qualified contractor.
Contractor:General Contractor - 7.5.1 Kitchen:
The kitchen had no provisions for ventilation. An exhaust fan that ducts to the exterior is ideal, but even a fan that circulates air through a carbon filter is ok. Lack of ventilation to the exterior can increase moisture levels in the house and is a conducive condition for organic growth. I recommend installation of a ventilation fan by a qualified contractor.
Contractor:General Contractor - 8.5.1 Laundry / Utility Room:
No ventilation method was present in the laundry room. Modern building standards recommend a ventilation fan, though a window is often sufficient. Excessive moisture in a laundry room is a conducive condition for organic growth. I recommend evaluation and installation of some ventilation method by a qualified contractor.
Contractor:General Contractor - 10.5.2 Structure & Basement:
All of the crawl space vents were blocked with spray foam insulation. This limits airflow through the crawl space, which is a conducive condition for organic growth. It looked like the previous owners tried to seal off and water proof the basement, but it was not done properly, and having the vents blocked was just exacerbating the moisture/humidity issues in the basement. I recommend removing the material blocking the vents as a DIY repair.
Contractor:General Contractor - 12.10.2 Electrical:
There was a low voltage wire (cable or phone) that was very low (about 6.5 feet) over the back deck, and was rubbing on the detached garage roof. Both of these conditions could result in damage to the cable. I recommend having a qualified contractor increase the height/tension of the cable.
Contractor:General Contractor - 15.3.2 Detached Garage:
Rot/holes were observed on the exterior of the detached garage, see photo(s). The wall structure was all covered on the inside, but given the water staining I saw, I suspect the structure was rotting. I recommend repair by a qualified contractor.
Contractor:General Contractor - 15.5.2 Detached Garage:
Many of the rafters were rotten, and a few were broken, see photos. This significantly weakens the roof structure. I recommend repair by a qualified contractor.
Contractor:General Contractor - 15.8.1 Detached Garage:
The doors were sagging on their hinges and not easily operable. I recommend repair by a qualified contractor.
Contractor:General Contractor - 15.8.2 Detached Garage:
No tempered glass bug or logo was noted in the door, see photo(s). Modern building standards recommend tempered or laminated glass in these locations for improved safety. I recommend hiring a qualified contractor to further evaluate and repair.
Contractor:General Contractor - 15.8.3 Detached Garage:
Several of the panes of glass were broken, see photos. I recommend repair by a qualified contractor.
Contractor:General Contractor
Tier 3 - Improvements
- 2.5.2 Grounds:
Guardrail was missing from a drop of more than 30 inches, see photo(s). Modern building standards recommend guardrails for any drop in a walking area that higher than 30 inches. I recommend installation by a qualified contractor.
Contractor:General Contractor - 2.7.2 Grounds:
The riser heights were not consistent and were not to modern standards, see photo(s). This is a trip and safety hazard. Modern building standards recommend that the height of the tallest riser not exceed the smallest riser by more than 3/8th of an inch. I recommend repair by a qualified contractor. Note that this is not always feasible to repair and sometimes means replacing the entire staircase.
Contractor:General Contractor - 2.7.3 Grounds:
The front steps had settled. This was more of a nuisance concern than anything else as it is not a structural component of the house. I recommend repair by a qualified contractor.
Contractor:General Contractor - 3.4.2 Exterior:
No tempered glass bug or logo was noted in the door, see photo(s). Modern building standards recommend tempered or laminated glass in these locations for improved safety. I recommend hiring a qualified contractor to further evaluate and repair.
Contractor:General Contractor - 3.6.9 Exterior:
The deck structural posts were constructed using undersized posts. 4x4 posts have been the standard for a long time, but the most current modern building standards recommend a minimum 6x6 pressure treated wood post for all deck structural elements. I recommend repair by a qualified contractor.
Contractor:General Contractor - 3.6.10 Exterior:
Railing balusters were spaced too far apart, see photo(s). Modern building standards recommend gaps between balusters and at the bottom of the guardrail be less than 4 inches. This is a safety improvement for children. I recommend repair by a qualified contractor.
Contractor:General Contractor.jpg)
- 3.6.11 Exterior:
Stairs were missing a graspable handrail for safety, see photo(s). Modern building standards recommend a round railing 1 and 1/4 inches - 2 inches in diameter. If the railing is not round it must have a finger groove that is 3/4 of an inch down from the tallest point of the rail. The graspable handrail should also be 1.5 inches from the wall. I recommend installation of a graspable handrail by a qualified contractor.
Contractor:General Contractor - 3.6.12 Exterior:
Guardrail was missing from a drop of more than 30 inches, see photo(s). Modern building standards recommend guardrails for any drop in a walking area that is higher than 30 inches. I recommend installation of a guardrail by a qualified contractor.
Contractor:General Contractor - 3.6.13 Exterior:
Stairs wider than 44 inches only had a single handrail installed. Modern building standards recommend two handrails for stairs wider than 44 inches. I recommend installation of an additional handrail by a qualified contractor.
Contractor:General Contractor - 3.6.14 Exterior:
Modern building standards recommend that staircase railings have a "return" to the wall to prevent clothing from snagging. The railing did not have a return installed, see photo(s). I recommend evaluation and repair or replacement by a qualified contractor.
Contractor:General Contractor - 5.6.2 Common Spaces & Bedrooms:
Modern building standards recommend that staircase railings have a "return" to the wall to prevent clothing from snagging. The railing did not have a return installed, see photo(s). I recommend evaluation and repair or replacement by a qualified contractor.
Contractor:General Contractor - 5.6.3 Common Spaces & Bedrooms:
A guardrail was less than 36 inches high (see photos), which is the minimum height recommended by modern building standards. I recommend repair by a qualified contractor.
Contractor:General Contractor - 5.6.4 Common Spaces & Bedrooms:
Railing balusters were spaced too far apart. Modern building standards recommend gaps between balusters be less than 4 inches. This is a safety improvement for children. I recommend repair by a qualified contractor.
Contractor:General Contractor - 5.7.5 Common Spaces & Bedrooms:
Door(s) was sticking closed in the following location(s): Second Level North Bedroom. It could be forced closed, but was not operating smoothly. I recommend repair by a qualified contractor.
Contractor:General Contractor - 5.8.3 Common Spaces & Bedrooms:
I recommend replacing the old windows in the house with modern vinyl double pane windows by a qualified contractor. This would be an energy efficiency upgrade.
Contractor:General Contractor - 5.8.4 Common Spaces & Bedrooms:
A window was showing signs of a failed seal. This makes the window appear foggy or dirty, but the condensation is between the panes so it cannot be cleaned. It also causes a slight reduction in energy efficiency, but it is mostly a cosmetic concern. I recommend repair by a qualified contractor.
Contractor:General Contractor - 9.2.4 Attic:
Attic access hatch was too small. Modern standards recommend a minimum hatch size of 22 x 30 inches. I recommend repair by a qualified contractor.
Contractor:General Contractor - 9.5.3 Attic:
There was less attic insulation than current building standards recommend. I recommend addition of more insulation by a qualified contractor. This would be an energy efficiency upgrade for the house.
Contractor:General Contractor - 9.5.4 Attic:
Attic access hatch was not insulated. I recommend insulating attic access hatch cover with a batt of fiberglass insulation to reduce energy expenses. DIY repair.
Contractor:General Contractor - 10.3.4 Structure & Basement:
Earthquake resistance devices were not observed in this house, which is quite common for older houses. Improvements include bolting the home to the foundation, adding sheer panels to pony walls and installing positive connections between posts and beams. Consult with a contractor or company specializing in seismic retrofits to further evaluate and improve the structure.
Contractor:General Contractor - 10.4.1 Structure & Basement:
Accessible post and beam connections were only held together by gravity/friction (and maybe a nail or two), see example photos. This is typical for older houses, but modern building standards recommend reinforcing these connections with metal hardware attachments, especially in a seismic zone. I recommend evaluation and repair by a qualified contractor.
Contractor:General Contractor
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