REPAIR/REPLACE ITEMS

• G1-1 ⛺GROUNDS:
  

  CONDITIONS RELATED TO THE GROUNDS AROUND THE BUILDING:

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

  SITE CONDTIONS/LOCATIONS:

  • Safety concerns:
  • trip hazards. At the west yard area there are two pieces of broken pipe sticking out of the ground that represent a trip hazard that could cause injury to persons and they should be removed.

  GRADING AROUND BUILDING:

  • Possible critical slope area. This site is a steep site and whatever precautions can be taken to minimize erosion are crucial to maintaining slope stability. It is well beyond the scope of any Standard Home Inspection to determine the acceptability of such site conditions. Any available documents related to Geo-technical studies related to this site might be of interest to you and I recommend asking seller for any such documents related to this site. 

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

  

  Falling on these can cause injury

  

  Falling on these can cause injury

• G1-4 ⛺GROUNDS:

  PROPERTY DRIVEWAYS:

  There were issues documented below in bulleted lists, narratives and/or pictures related to the Driveways. There were numerous conditions with the driveway that should be evaluated, maintained and repaired by a qualified party. Some areas merely need monitoring and maintenance typical of all driveways.

  CONCRETE DRIVEWAY CONDITIONS:

  • cracking evident, Water intrusion into cracks in the driveway can result in undermining and result in failure of the surface over time. I recommend all cracks be sealed and maintained to extend the life of the driveway surface.
  • patching and repairs noted
  • wood decay/rot in wood dividers, wood divider boards in driveways often decay/deteriorate over time and replacement becomes necessary at some point. It is often difficult to determine if decay/rot is present or whether damage from wood destroying insects has occurred until the boards collapse or disintegrate. It is typically not difficult to replace these boards or fill the gaps with other materials. When they are missing the risk of falls is increased.

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• G1-5 ⛺GROUNDS:

  PROPERTY WALKWAYS/RETAINING WALLS/STAIRS:

  There were issues documented below in bulleted lists, narratives and/or pictures related to the Property Walkways. There were numerous conditions with the concrete property walkways that should be evaluated, repaired and maintained by a qualified party. Some areas merely need monitoring and maintenance typical of any walkway. Maintenance of these walkways is typically the responsibility of the property owner and defects such as trip hazards and the presence of snow/ice can lead to increased liability if persons are injured. The following conditions were noted to the walkways:

  Along the north side, the window wells make the walkway very narrow and improvements will be difficult. This will be further discussed in relation to the window wells being improperly sized.

  STAIRS:

  • windows not safety glass or not verified. it should be verified the glass is safety glass in the proximity to the walkway. If not, there are protective films that can be added to the glass or the glass can be replaced.

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

  

  Very narrow walkway along the north side

  

  

  Very narrow walkway along the north side

• G1-6 ⛺GROUNDS:
  

  RETAINING WALL CONDITIONS:

  All retaining walls require maintenance and monitoring. There were issues documented below in bulleted lists, narratives and/or pictures related to the retaining wall along the alley that should be evaluated and repaired by a qualified party that utilizes the services of a licensed structural engineer when necessary

  UNTREATED WOOD Retaining walls/Landscaping Structures:

  • decay/rot in decorative landscaping retaining structures. The treated wood typically used in the construction of retaining wall structures is called "ground contact" pressure treated wood. Because the preservative does not typically penetrate to the center of the wood, decay/rot and damage by wood destroying insects can occur over time. This often cannot be determined in a visual inspection. Wood members with typical checking cracks are especially prone to hidden damage. Ground Contact, pressure treated lumber, older than 20 years, should be invasively tested by a qualified party to determine the soundness of the wood. When wood retaining wall structural components need to be replaced, they should be replaced with "foundation grade" pressure treated lumber. Other areas should be anticipated.

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

  

  
• BES-1 🏡BUILDING EXTERIOR & STRUCTURE:

  THE BUILDING EXTERIOR HAS THE FOLLOWING CONCERNS:

  There were issues documented below in bulleted lists, narratives and/or pictures related to the Building's Exterior. The following concerns should be evaluated, repaired, replaced and improved by a qualified party as deemed necessary. Hidden damage in exterior cladding is common and should be anticipated.

  BUILDING EXTERIORS:

  • 🚩Buildings with no apparent sheer protection. The West side of the building at the upper level is mostly glass.. In the context of a home inspection I am unable to determine methods of construction that would account for proper sheer support . It is possible there is steel buried in the wood structure. Perhaps plans for this construction are available or discuss with a licensed structural engineer to your satisfaction. Thermal imaging shows cooler anomalies that may be consistent with steel framing. There are other ways to achieve lateral support as well. The building regardless, appears to be performing as intended/necessary.

  IDENTIFICATION CONCERNS:

  • 🚩Identification NOT in place. In an emergency it is important for authorities and service personnel to readily locate the home. Address numbers do not conform to current standards. The homeowner should make sure that house numbers are maintained visible from street (both night and day). Modern requirements call for numbers/letters to be a minimum of 6" high and placed on a contrasting surface.
  • missing numbers

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• BES-2 🏡BUILDING EXTERIOR & STRUCTURE:

  PLYWOOD SIDING:

  There were issues documented below in bulleted lists, narratives and/or pictures related to the Plywood Siding. 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:

  • too close to deck/porch/balcony surfaces
  • behind deck structures
  • evidence of patching/repairs
  • some gaps
  • pipe penetrations not sealed
  • mechanical damage
  • trim installed over the top of siding without a counter-flashing
  • The exterior cladding of the home was in generally fair condition. Detailing every deficiency is well beyond the scope of this inspection but enough can be seen to warrant a complete evaluation of all of the cladding by a qualified siding installation contractor to determine the extent of damage and to make repairs and/or replacement as deemed necessary. Some of the issues will be documented in the pictures below but should not be constructed as all inclusive but instead more representative. As we discussed, this siding is also the building sheathing, and most of the damaged siding appears to be in areas where the siding is less important structurally. Generally this type of siding can be sided over, after repairs to the damaged areas have been made. This will take care of some of the problematic flashing details as well.
  • wood decay/rot in siding

  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.

  Other trades and windows involved

  • It is also possible other trades may become involved in these repairs as well as relates to mechanical systems of the building that penetrate the exterior cladding.
  • Window elements may also be involved and some amount of repair to window components should be anticipated.

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

  

  

  
• BES-4 🏡BUILDING EXTERIOR & STRUCTURE:

  FLASHINGS RELATED TO EXTERIOR CLADDING:

  There were issues documented below in bulleted lists, narratives and/or pictures related to the Exterior Cladding. Proper flashings of exterior cladding is critical to keep moisture out of the structure. The following conditions were noted and should be evaluated and repaired as deemed necessary by a qualified party. Hidden damage should be anticipated.

  FLASHINGS:

  • Missing/Inadequate. This can lead to water penetration behind the siding and can lead to water penetration of the house sheathing at these locations. Repairs would likely prove difficult but repairs may become necessary in time--this is especially true in areas that are not well protected by overhangs on the South and West sides of the home. Hidden damage is common, with at least the trim boards. I recommend monitoring and repairs later when it becomes necessary or that proper flashings be installed now by a qualified siding contractor to avoid perhaps more costly repairs later. In the context of repainting the home you might want to consider having proper flashings installed. If flashings are not installed it will be necessary to be vigilant about keeping the connections well caulked and sealed to prevent water intrusion. The big drawback to caulking these connections as opposed to proper flashings is that water that finds its way behind the trim where it becomes trapped and promotes hidden decay/rot. These flashings are obviously less critical in areas well protected by overhangs. While a common installation practice with cement board siding it is still not best practice. Decay behind these trim boards is not considered likely as they are related to the recent installation of the windows.
  • Missing at:
  • materials changes
  • head flashings
  • These flashings are obviously less critical in areas well protected by overhangs.

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

  

  

  

  
• WED-1 West Entryway Deck:

  WEST ENTRYWAY DECK:

  The deck structure had numerous issues and no attempt to document all these issues will be made in this report. The bulleted lists, narratives and/or pictures related to the information below should be seen as more representative as opposed to all inclusive and other concerns should be anticipated. Concerns were noted in relation to:

  LEDGERS:

  • flashing missing
  • not bolted or not adequately bolted
  • ledger attached on top of siding

  Notes, and maintenance documentation/details about the deck, will be detailed in the pertinent sections below this narrative.

  The following pictures with descriptions are meant to convey the necessity for evaluation/repair of the structure by a qualified deck installation/repair contractor as deemed necessary. The recommended minimum standards can be found in the American Wood Council's Prescriptive Wood Residential Deck Construction Guide. This guide is also known as "DCA-6." Another great reference, even though a little ahead of requirements in most jurisdictions and not free, Deck Construction Based on the 2021 IRC. I recommend evaluation and repairs by a qualified deck construction contractor. Most of these repairs can most easily be addressed in the context of the siding installation.

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

  

  

  
• WD-1 West Deck:

  WEST DECK:

  The deck structure had numerous issues and no attempt to document all these issues will be made in this report. The bulleted lists, narratives and/or pictures related to the information below should be seen as more representative as opposed to all inclusive and other concerns should be anticipated. Concerns were noted in relation to:

  GENERAL INFORMATION:

  • There were issues with:
  • the guards
  • decay/rot

  GUARDS:

  • 🚩Guard not adequate. The building code doesn't have separate standards for required guards and not-required guards, so the height, spacing of intermediate members, structural requirements, etc. are the same in either case. Section R312.1 of the building code says Guards shall comply with the provisions of sections R312.1.1 through R312.1.4. At least 34 inches high and not allow the passage of a 4-3/8" sphere. This applies to all guards whether they are "required" guards or not. The term "where required..." is used frequently throughout the code to indicate that a certain standard need not always apply to a component of a building in the case where the component itself is not mandatory. As with guards in required areas, the guard should be able to withstand lateral loads of 200 lbs and the field area of the guard should be able to resist 50 lbs of lateral load.
  • 🚩Guard would not resist 200 lateral lbs. The stair guard would not likely resist lateral forces to required levels (200 lbs). This cannot adequately be determined in the course of a home inspection. The field areas of the guard are required to resist lateral forces of 50 lbs. This should also be verified for adequacy.
  • decay/rot
  • missing posts
  • posts too far apart
  • guard spacings inadequate
  • Spaces more than 4". Current requirements call for guard spaces to be less than 4 inches as this is less that what a child can fit his or her body through that could result in strangulation when their head does not fit. For improved safety, the spaces should be reduced to less than 4 inches.

  SURFACE DRAINAGE:

  • drains over edge with no gutters can create slippery conditions

  Notes, and maintenance documentation/details about the deck, will be detailed in the pertinent sections below this narrative.

  The following pictures with descriptions are meant to convey the necessity for a full evaluation/repair or possibly even replacement of the structure by a qualified deck installation/repair contractor as deemed necessary. The recommended minimum standards can be found in the American Wood Council's Prescriptive Wood Residential Deck Construction Guide. This guide is also known as "DCA-6." Another great reference, even though a little ahead of requirements in most jurisdictions and not free, Deck Construction Based on the 2021 IRC. I recommend evaluation, repairs and replacement by a qualified deck construction contractor.

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

  

  

  
• SD-1 South Deck:
  

  SOUTH DECK:

  The deck structure had numerous issues and no attempt to document all these issues will be made in this report. The bulleted lists, narratives and/or pictures related to the information below should be seen as more representative as opposed to all inclusive and other concerns should be anticipated. Concerns were noted in relation to:

  STAIRS:

  • Conditions:

  LANDINGS:

  • missing at bottom

  Notes, and maintenance documentation/details about the deck, will be detailed in the pertinent sections below this narrative.

  The following pictures with descriptions are meant to convey the necessity for a full evaluation/repair or possibly even replacement of the structure by a qualified deck installation/repair contractor as deemed necessary. The recommended minimum standards can be found in the American Wood Council's Prescriptive Wood Residential Deck Construction Guide. This guide is also known as "DCA-6." Another great reference, even though a little ahead of requirements in most jurisdictions and not free, Deck Construction Based on the 2021 IRC. I recommend evaluation, repairs and replacement by a qualified deck construction contractor.

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

  

  
• G-1 🚘GARAGE:

  GARAGE INTERIORS:

  There were issues documented below in bulleted lists, narratives and/or 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.

  GARAGE FLOOR CONDITIONS:

  • some amount of cracking should be anticipated under storage

  INTERIORS:

  • Wall between house and garage. 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.
  • Fire-blocking missing at pipe/wire/ductwork penetrations of garage walls/ceilings. Unprotected openings were found in the garage wall and ceiling finishes. This should be repaired to complete the fire separation between the house and the garage. Large holes should be repaired with the proper gypsum materials. Small holes and openings should be sealed with mud or high temperature of "fire stop" caulking. Doors in the wall between the house and garage are required to meet fire-resistance requirements.
  • Small breaches of fire-resistant surfaces. There are some small breaches of the fire-resistant surfaces between the house and the garage that should be properly patched (mostly related to improper wiring to the water heater). Consult with a qualified drywall installation company regarding installation. 

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

  

  
• R-1 ROOF:

  NON-DIMENSIONAL SHINGLE CONDITIONS:

  There were issues documented below in bulleted lists, narratives, and/or pictures related to the roof surface that should be evaluated, repaired and maintained by a qualified roofing contractor or as deemed necessary. The pictures below document some of the concerns related to this roof and should not be construed to mean there are no other conditions that need to be addressed. Hidden damage is common with roofs. This roofing is only involved with the "decorative overhang structures across the garage overhead door and the door to the house from the west deck. These structures will need to be removed in the context of the siding project and re-installation can be discretionary. However, installation above south facing doors can be helpful.

  NON-DIMENSIONAL COMPOSTION CONCERNS:

  • 🚩Roof covering past expected life. A full evaluation/repair of underlying surfaces is recommended and proper repairs made as deemed necessary. Some amount of hidden damage should be anticipated.
  • missing flashings

  GENERAL CONDITIONS:

  • Much Granular Loss. There was considerable mechanical damage in areas of the roof. Other possible causes are possible--including just carelessness. Evaluation of the roof by a qualified roofing contractor, to determine if and when repairs might be warranted is recommended. Without the protection of the roofing granules a shorter service life should be anticipated in the damaged areas.

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

  

  

  
• R-2 ROOF:

  ROOF DRAINAGE:

  There were issues documented below in bulleted lists, narratives, and/or pictures related to the roof drainage system. I recommend evaluation and repairs by a qualified gutter installation contractor or other qualified party is recommended. Failed drainage systems can cause damage to the home and not direct water properly away from the home.

  🚩Care should be taken related to maintenance of gutters as they represent a safety hazard for falls and other injuries.

  ROOF DRAINAGE SYSTEM ISSUES:

  • some standing water noted, appears normal/common

  DOWNSPOUTS:

  • some downspouts disconnected
  • inadequate connections noted

  🔧 Maintenance (annual) 👁‍🗨 Monitor annually 🔍 Due Diligence

  

  

  Typical Adapter

  

  Typical Adapter