Repair Items

• G3-1 ⛺GROUNDS:

  CONDITIONS RELATED TO THE GROUNDS AROUND THE BUILDING:

  There were issues documented below in bulleted lists, narratives and pictures related to the grounds that should be evaluated and repaired as deemed necessary by the appropriate qualified parties.

  GRADING CONCERNS RELATED TO:

  • Reverse grade. Improving grading around the home to minimize the flow of surface water toward the foundation is recommended. This is primarily a concern at the north side of the home where the overall slant of the grade is toward the home. Improvements to the grading by a licensed landscaping contractor is recommended. Grade should slope away from the home for at least 10 feet or to whatever distance can be created due to close proximity to adjacent properties or have proper drainage to accommodate surface water that can impact the building:
  • 🔹crawl space/basement involved. This water can impact the foundation and find its way into the crawl space and basement contributing to the overall moisture burden of the home.
  • 🔹at west side of the home

  🛑 Safety 🔨Repair 🔧 Maintenance 👁‍🗨 Monitor annually 🐞 WDO’s ➕ Upgrade 🔍 Due Diligence

  
• G3-2 ⛺GROUNDS:

  PROPERTY DRAINAGE SYSTEMS:

  There were issues documented below in bulleted lists, narratives and pictures related to the Drainage around the building. Drainage systems around the property warrant ongoing vigilant maintenance/cleaning. Conditions of such drainage mostly cannot be determined in the context of an inspection. The following conditions were noted and evaluation and repairs should be made by a qualified party as deemed necessary.

  ROOF WATER DRAINS:

  • Conditions:
  • 🔹debris filled pipes evident

  🛑 Safety 🔨Repair 🔧 Maintenance 👁‍🗨 Monitor monthly 🐞 WDO’s ➕ Upgrade 🔍 Due Diligence

  

  
• G3-6 ⛺GROUNDS:

  FENCES AROUND THE PROPERTY:

  There were issues documented below in bulleted lists, narratives and pictures related to the Fences. While fences around the home are generally not inspected except as to how they impact the home, as a courtesy, I still report safety concerns and general conditions when warranted. All fences should be maintained and inspected periodically. Sometimes maintenance and replacement involves the neighbors and I make no determination as to ownership of fences on the borders of the property. Your due diligence is advised.

  GENERAL FENCE CONCERNS:

  • 🔹fences in poor condition and should be replaced if desired
  • 🔹repairs will likely involve neighbors

  🛑 Safety 🔨Repair 🔧 Maintenance 👁‍🗨 Monitor annually 🐞 WDO’s ➕ Upgrade 🔍 Due Diligence

  
• BES-2 🏡BUILDING EXTERIOR & STRUCTURE:

  FIBER CEMENT SIDING:

  There were issues documented below in bulleted lists, narratives and pictures related to the Fiber Cement Cladding. Siding protects the home from the elements and requires ongoing maintenance. Sometimes there are enough issues that entire replacement is warranted. The following issues were noted:

  CONCERNS:

  • Siding clearance conditions:
  • 🔹too close to deck/porch/balcony surfaces
  • 🔹behind deck structures
  • 🔹siding behind/in-contact-with concrete structures
  • 🔹not installed per manufacturers instructions/recommendations. Issues were noted that may impact the reliability, longevity or warranty of the product but may be difficult or cost-prohibitive to correct. Repairs to these items are often put off until such time as larger repairs become needed or damage becomes obvious.
  • 🔹evidence of patching/repairs

  FLASHINGS:

  • 🔹1/4 inch gaps missing at horizontal flashings
  • Penetrations. With cement board siding there are specific requirements related to penetrations of the siding. This includes pipes. There are numerous issues that do not meet modern requirements. Location (under overhangs for example) will dictate how important repairs will be. Sometimes maintenance is all that is necessary. I recommend evaluation/repairs by a qualified party experienced with cement board siding installation requirements at the following locations: outside faucets, etc. There are also other siding details that do not meet cement board installation related to penetrations:
  • 🔹missing flashings

  I recommend a full evaluation by a qualified siding contractor to determine what repairs are necessary and to make proper repairs including, where appropriate, evaluation/repairs of hidden damage. Some amount of hidden damage should be anticipated..

  🛑 Safety 🔨Repair 🔧 Maintenance 👁‍🗨 Monitor annually 🐞 WDO’s ➕ Upgrade 🔍 Due Diligence

  

  

  

  

  

  

  

  

  1/4" gap required

  

  

  

  

  This diagram shows a proper flashed mounting block.

  	1/4" gap required
  	This diagram shows a proper flashed mounting block.

• G-1 🚘GARAGE:

  GARAGE INTERIORS:

  There were issues documented below in bulleted lists, narratives and pictures related to the garage floor that should be evaluated and repaired as deemed necessary by a qualified party and monitored annually. The pictures and notes below detail some of these concerns, but should not be construed to be a complete accounting of the issues.

  INTERIORS:

  • 🔹Wall between house and basement. Having the exposed wood, between the garage and basement interior spaces covered with drywall to improve fire safety is recommended. Fire-resistant materials on the walls and ceilings between the house and the garage have been required by building standards for a long time. Consult with drywall installation company regarding installation. Taping of all drywall seams is recommended.
  • 🔹exposed, kraft-faced insulation

  🛑 Safety 🔨Repair 🔧 Maintenance 👁‍🗨 Monitor annually 🐞 WDO’s ➕ Upgrade 🔍 Due Diligence

  

  
• G-3 🚘GARAGE:

  WEST GARAGE EXTERIOR DOOR CONDITIONS:

  There were issues documented below in bulleted lists, narratives and pictures related to the exterior doors of the home. All should be evaluated, repaired and maintained as deemed necessary by a qualified door installation contractor or other qualified party. Concerns will be documented in the pictures below but should not be construed to be all inclusive but instead more representative:

  OUT SWING:

  • Not security type hinges for out-swing type door. For improved security the hinges on this out-swing type door should be replaced with security-pin type hinges. This prevents removal of the pins from the exterior when the door is closed.
  • Installed backwards--threshold slopes to the interior

  HINGES:

  • Hinge conditions:
  • 🔹not security type hinges

  LOCKSET & SECURITY:

  • 🔹🚩Security pin enters strike plate. It is common in homes for the lock-set security pin to enter the strike plate hole. When this happens the door can be unlocked from the outside with a credit card (in-swing type) and from the outside with a knife (out-swing type). The strike plates should be adjusted toward the weather stripping to make the door more secure. Adjustments should be made so that the pin does not enter the strike plate when closed.
  • 🔹latch can be "knifed" to gain entry. The door is not secure because latch can be "knifed" to gain entry, a dead-bolt would make a good improvement..

  DEAD-BOLT:

  • 🔹none present

  🛑 Safety 🔨Repair 🔧 Maintenance 👁‍🗨 Monitor annually ➕ Upgrade 🌲 Efficiency / IAQ 🔍 Due Diligence

  
• G-4 🚘GARAGE:

  EAST GARAGE EXTERIOR DOOR CONDITIONS:

  There were issues documented below in bulleted lists, narratives and pictures related to the exterior doors of the home. All should be evaluated, repaired and maintained as deemed necessary by a qualified door installation contractor or other qualified party. Concerns will be documented in the pictures below but should not be construed to be all inclusive but instead more representative:

  OUT SWING:

  • Not security type hinges for out-swing type door. For improved security the hinges on this out-swing type door should be replaced with security-pin type hinges. This prevents removal of the pins from the exterior when the door is closed.

  STRUCTURE/SURFACE:

  • 🔹Shows distress consistent with age. The door could benefit from upgrading for energy efficiency and safety. They had cosmetic as well as defects related to age and use. Replacement of the doors can improve overall energy efficiency of the home as well as improve security of the home. Until these doors can be replaced, maintain the door well painted and sealed to protect the home from damage from the elements.
  • 🔹distress consistent with weathering/exposure
  • 🔹some rot/decay in door
  • 🔹steel clad type doors with bottom wood edges not sealed
  • Steel clad type doors with bottom wood edges not sealed. Steel clad insulated doors have a wood frame behind the metal. This wood must be kept well sealed maintained especially along the bottom of the door to prevent damage from water that can splash against the jamb and weather-stripping and wick around the metal cladding and into the wood. This condition is exacerbated by draft-stop materials installed in the area that the edge of the door closes against. This is particularly problematic on doors exposed to the weather side of the home. Preventing this kind of damage on this type of door can be difficult. Other types of flashings and weather-stripping are available to minimize the chances of damage but keeping the area well painted and sealed should be considered the first line of defense. Once decay has begun it is likely the entire door will need to be replaced.

  BOTTOM OF DOOR WEATHER-STRIPPING:

  • 🔹weather-Stripping in poor condition
  • 🔹loose/Not properly attached

  THRESHOLD WEATHER-STRIPPING:

  • 🔹none Present

  HINGES:

  • 🔹missing screws

  LOCKSET & SECURITY:

  • 🔹🚩Security pin enters strike plate. It is common in homes for the lock-set security pin to enter the strike plate hole. When this happens the door can be unlocked from the outside with a credit card (in-swing type) and from the outside with a knife (out-swing type). The strike plates should be adjusted toward the weather stripping to make the door more secure. Adjustments should be made so that the pin does not enter the strike plate when closed.
  • 🔹latch can be "knifed" to gain entry. The door is not secure because latch can be "knifed" to gain entry, and installation of a dead-bolt is recommended..

  DEAD-BOLT:

  • 🔹none present

  🛑 Safety 🔨Repair 🔧 Maintenance 👁‍🗨 Monitor annually ➕ Upgrade 🌲 Efficiency / IAQ 🔍 Due Diligence

  

  

  
• MB-2 🛀Main Bathroom:

  EXHAUST FANS:

  There were issues documented below in bulleted lists and narratives related to the laundry exhaust fan:

  COMPONENTS/CONDITION/FUNCTION:

  • 🚩Insulation baffle missing. When the insulation baffle is not present it should be verified that units with heating components are rated to be in contact with insulation and if not, a proper separation should be installed or the fan should be upgraded for improved safety and energy efficiency. Before the additional insulation is added to the attic it should be verified a proper baffle is installed or that the unit is rated for insulation contact.

  VENT TERMINATION:

  • Exhaust improperly terminated:
  • 🔹damper missing--all exhaust vent caps require a damper for energy efficiency. Without a damper, the damper in the unit will open when the house is under negative pressure, resulting in air bypassing the damper.

  I recommend evaluation and repairs as deemed necessary by a qualified party.

  🛑 Safety 🔨Repair 🔧 Maintenance 👁‍🗨 Monitor annually 🐞 WDO’s ➕ Upgrade 🌲 Efficiency / IAQ 🔍 Due Diligence