ROOFING MATERIALS ARE CRACKED, CHIPPED OR BROKEN

Performance Guideline: Roofing material should be free of cracks, chips or breaks at the time of the homeowner walkthrough. Chips larger than a ½ inch are unacceptable.

Homeowner Responsibility: Notify the contractor of any cracked, chipped or broken roofing.

Contractor Responsibility: Contractor should replace affected tiles during the warranty period. Contractor should repair and/or replace any damaged material promptly.

Comments: Contractor will make all reasonable efforts to match existing materials as closely as possible; however, the contractor does not guarantee an exact match of either texture or color. Roofing Contractor may not be held responsible for damage caused by others.

FASICA LOOSE AT JOINT

One or more mending plates did appear fully engaged at the jointed areas of the fascia. Some builders will also drive nails through the plate, rather than rely on the teeth solely. Left uncorrected this condition may allow worsening of separation and warping to occur.

FINAL GRADE SOIL CONTAINS DEBRIS

Performance Guideline: Final grade soil should be free of construction debris to a depth of at least 5 inches. A minimal amount of nails and screws are to be expected.

Homeowner Responsibility: Report excessive debris in the final grade soil to the contractor. Care should be taken to avoid altering the final grade if the homeowner completes debris removal.

Contractor Responsibility: Contractor should remove the excessive amounts of debris from the final grade soil and establish the final grade to a depth of at least 5 inches, with no material larger than 3 inches.

Comments: The final grade soils will be either native soil from the site or imported soils.

SETTLING OR HEAVING OF MASONRY DRIVEWAY / WALKWAYS

Performance Guideline: Some settling of the masonry driveway should be expected. Settling or heaving in excess of a 1/4 inch is unacceptable.

Homeowner Responsibility: The homeowner is responsible to maintain the shrubs and trees around the driveway or walkways to help prevent any extra settling or heaving. Notify the contractor if the settling or heaving exceeds the performance guideline.

Contractor Responsibility: The contractor should repair the affected area of the driveway or walkway if it is out of compliance to the performance guidelines and within the warranty period

Comments: Interlocking Concrete Pavement Institute (ICPI) tolerances and recommendations specify gaps cannot exceed 3/16", lippage cannot exceed 1/8", and surface flatness cannot exceed 3/8" in 10 feet. Variation in the masonry or brick colors should be expected. In time weather can cause oxidation and shade changes. Color variations or changes are not covered under warranty.

DAMAGED MASONRY DRIVEWAY / WALKWAYS

The installation appeared to deviate from manufacturer's guidance or specifications and acceptable building practices. Significant component damage and/or ongoing damage apparent. Corrections advised. Several examples of specific observations noted during inspection include:

EXTERIOR PAINT OVERSPRAY:

Performance Guideline: The paint should not be on any surface for which it was not intended, such as adjacent walls, window glass, cabinets, flooring, tubs, etc.

Homeowner Responsibility: Report any paint overspray to the contractor.

Contractor Responsibility: Contractor should paint over or clean the areas as necessary during the warranty period. Contractor will make all reasonable efforts to match existing materials as closely as possible; however, the contractor does not guarantee an exact match of either texture or color.

Comments: None.

EXTERIOR PAINT IS FLAKING, SCALING OR PEELING

Performance Guideline: Paint should be smooth and consistent upon application. Paint should not flake, scale or peel with proper application of the paint products within the warranty period.

Homeowner Responsibility: Report any flaking, scaling or peeling of the paint surface to the contractor.

Contractor Responsibility: Repair and repaint as necessary to meet Performance guideline during the warranty.

Comments: The exterior wood areas, which include the fascia, casings and trim, have been finished with an exterior paint or stain. Wear due to environmental factors is a normal occurrence.

DETERIORATION OF EXTERIOR PAINT

Performance Guideline: Paint should be smooth and consistent upon application at the time of original application. Paint should not flake, scale or peel with proper application of the paint products per manufacturer’s recommendation. Exterior paint deteriorates.

Homeowner Responsibility: Report any paint or stain deterioration to the contractor. The exterior paint or stain requires periodic maintenance over the life of the home during and after the warranty period.

Contractor Responsibility: If exterior paint or stain has peeled or physically deteriorated, the contractor will properly prepare and refinish affected areas and match the color as closely as practical. Where deterioration of the finish affects more than 50 percent of the wall area, the contractor should refinish the entire wall.

This repair should be done once during the warranty period. Contractor will make all reasonable efforts to match existing materials as closely as possible; however, the contractor does not guarantee an exact match of either texture or color.

Comments: The exterior wood areas, which include the fascia, casings and trim, have been finished with an exterior paint or stain. Due to environmental factors such as cold, heat, moisture, wind and sun exposure, painted or stained materials expand, contract, weather and age at varying rates. This may cause these areas to fade, peel or crack. This is a normal occurrence.

EXTERIOR HAS NOTICEABLE PAINT COLOR OR SHADING VARIATIONS

Performance Guideline: Paint should be applied per manufacturer recommendations and should cover all surfaces to which it is applied and be uniform in color.

Homeowner Responsibility: Report any noticeable paint color or shading variations to the contractor at the homeowner walkthrough and/or closing.

Contractor Responsibility: Contractor should repaint affected areas once during the warranty period. Contractor will make all reasonable efforts to match existing materials as closely as possible; however, the contractor does not guarantee an exact match of either texture or color.

Comments: In the event that touch up painting is needed, the sheen (luster) of the paint may vary from the sheen of the other areas of the walls. This is a normal occurrence during the time the touch up coat is drying to its final sheen. Dirt and debris on the exterior of the home in areas that are not landscaped can also affect the ability to match the paint. These areas, during rain fall cause excess dirt to stick to the house paint and stain.

VOIDS IN STUCCO

Performance Guideline: Voids in stucco at beams, columns, etc. are not acceptable. Stucco gaps should not exceed 1/8 inch.

Homeowner Responsibility: Report excessive gaps in the stucco where it meets other materials to the contractor. Homeowner is responsible for maintaining and caulking as necessary after the warranty period.

Contractor Responsibility: Contractor should repair the excessive gaps during warranty period. Contractor will make all reasonable efforts to match existing materials as closely as possible; however, the contractor does not guarantee an exact match of either texture or color.

Comments: None

INSUFFICIENT COVERAGE OF PAINTED EXTERIOR AREAS

Performance Guideline: Paint should be applied per the manufacturer recommendations on coverage and/or required application thickness.

Homeowner Responsibility: Report insufficient coverage of painted exterior areas to the contractor at the homeowner walkthrough.

Contractor Responsibility: Reapply paint as needed to meet the Performance guideline during the warranty period. Contractor will make all reasonable efforts to match existing materials as closely as possible; however, the contractor does not guarantee exact match paint.

Comments: Paint should cover all the intended surfaces, fully and completely. No light or inadequately covered areas should exist.

REPAIR WORK IS VISIBLE AND COLOR DOES NOT MATCH EXISTING STUCCO

Performance Guideline: A poor color match is an area that can be visible at a distance of 6 feet in indirect light. Use fading-out technique and match as closely as possible the surrounding stucco texture and color.

Homeowner Responsibility: Report poor color match on repaired stucco to the contractor.

Contractor Responsibility: Contractor should repair once as needed with approved stucco-patching compounds during the warranty period. Contractor will make all reasonable efforts to match existing materials as closely as possible; however, the contractor does not guarantee an exact match of either texture or color.

Comments: Trying to match color coats on stucco is almost impossible. The manufacturer runs a batch of color compound and labels according to that lot number. Each lot will have a slight difference in its final color. Other factors such as temperature and humidity may cause the same lot applied at different days to have noticeable variations in color.

DOOR LOCKSET FAULTY

Locksets come in a vast array of designs and finishes, it's impossible for me to know the specific installation requirements for all of them. However, this installation appeared questionable to me and it just didn't look "right". Further evaluation is adivsed.

DOOR THRESHOLD DAMAGED

The installation appeared to deviate from manufacturer's guidance or specifications and acceptable building practices.

SLIDING DOOR FRAME GAPPED

This discovery appeared to deviate from original design and/or function. The left side was nice and tight but the right side appeared to be gapped.

BREACH OF FIRE SEPARATION

One or more breaches of fire separation in the garage were noted and should be repaired. Standards recommend complete sheetrock walls and ceilings between the garage and all habitable space. Use type C or type X sheetrock as needed to complete large openings in the fire separation and seal up all small gaps in the walls with fire stop caulking/foam or drywall mud as needed. Piping penetrations in the ceiling and walls should be fit with escutcheon rings.

OVERHEAD GARAGE DOOR ALLOWS DIRT INTO THE GARAGE WHEN THE DOOR IS CLOSED

Performance Guideline: Overhead Garage door should be installed per the manufacturer installation instructions and create a seal with the garage floor at the time of the walkthrough. 1/2 inch gaps at the sides and top are the maximum acceptable measurement between the house and the garage door.

Homeowner Responsibility: General clean up of accumulated dirt and sand.

Contractor Responsibility: Contractor should ensure the door is installed per manufacturer specifications during the warranty period. If it has been properly installed, no other corrective action needs to be done.

Comments: Effort will be made to create a good seal with the floor. In the climate that we live in, the wind will blow the dirt and sand through the control joints placed in the garage slab, the cracks in the door, and tracks on the side of the door. This is a common occurrence and should be expected. There will not be a seal at the sides and top to prevent the garage door from binding on the house.

SPALLING OR PITTING OF CONCRETE

Performance Guideline: Concrete should not deteriorate to the extent that the aggregate is exposed or the aesthetics are destroyed under normal use and weather conditions.

Homeowner Responsibility: Homeowner should not apply chemicals (such as melting products, fertilizers, etc.) to the concrete. Keep irrigation away from the concrete surfaces.

Contractor Responsibility: Contractor should take corrective action to repair or replace the effected area during the warranty period.

Comments: Under normal use and weather conditions, the concrete should not deteriorate. Contractor may not be responsible for damage caused by chemicals applied by others and/or concrete damaged by excessive watering. If repairs are required, contractor will make all reasonable efforts to match existing materials as closely as possible; however, the contractor does not guarantee an exact match of either texture or color.

FAU AUXILIARY DRAIN PAN SLOPE QUESTIONABLE

The pan appeared to slope away from the float switch, which may cause an overflow event before the float switch is activated. An auxiliary pan below the furnace in the attic is essential for catching any condensation or leaks, preventing water damage to the attic and ceiling. It protects insulation from becoming wet and reduces the risk of mold and structural damage.

DUCT SEPARATION OR DUCT BECOMES UNATTACHED

Performance Guideline: Ductwork should not become separated or unattached.

Homeowner Responsibility: During the installation of various items in the attic area of the home, such as alarms, cable television or other items, ductwork can become crushed or separated by installers crawling around and over them. The homeowner would be responsible to remedy any such crushed or separated ductwork for the expense.

Contractor Responsibility: The contractor should secure and repair all separated duct work and repair any holes during the warranty period, provided that the condition was not caused by the homeowner or an after market contractor, such as cable installer, alarm installer, etc.

Comments: None.

DUCT SAG EXCESSIVE

Flexible ducts require a shorter distance between hangers because flexible duct lacks the rigidity to avoid excessive sagging. Supports should be installed at least once every four (4) feet. The maximum allowable flexible duct sag between supports is one-half inch (1/2") per foot. Refer to the photographs for further clarification.

DUCTING RADIUS QUESTIONABLE

Flexible duct should be installed without kinks or sharp bends, which restrict airflow. All bends should be gradual with the radius of each bend not exceeding the diameter of the flex duct. To help prevent kinks at the duct and boot connections, metal duct elbows can be used.

PLUMBING PIPES ARE LEAKING

Performance Guideline: The components of the plumbing system should completely contain and/or transport water without leaking. There should be no leakage from any soil, waste, vent, gas, or water piping,

Homeowner Responsibility: Homeowner should report leaks promptly to the contractor to avoid additional damage. Leaks must be reported in a timely manner, or additional damage may occur.

Contractor Responsibility: Contractor should repair promptly and repair resultant damage during the warranty period.

Comments: Homeowner should take action to stop or slow the leak as to lessen the damage. Homeowner may be responsible for damage resulting from homeowner misuse, neglect or delay in reporting damage.

INCOMPLETE PIPE INSULATION

The supply pipe insulation is incomplete in the attic. Be sure all supply lines in unheated spaces have been adequately insulated to protect pipes from freezing conditions that could damage the pipes and to prevent heat loss in hot water pipes.

FIRE SPRINKLER SYSTEM PARTS MISSING

Complete installing the covers for the fire suppression sprinklers. The installation appeared to deviate from manufacturer's guidance or specifications and acceptable building practices.

FIRE SPRINKLER PIPING UNINSULATED

According to The National Fire Sprinkler Association (NFSA) Insulation for Fire Sprinklers Guide, Fire sprinkler systems have proven to be effective in providing protection of lives and property when properly designed, installed, and maintained. Areas where temperatures reach or drop below freezing at any point throughout the year require sprinkler systems to be protected against freezing. The industry accepted practice is to provide protection for water-filled piping in sprinkler systems when they are subject to freezing and exposed to temperatures below 40 °F (4°C) as required in NFPA sprinkler installation standards. This finding did not appear to meet building standards and practices in effect at the time of construction or installation.

ELECTRICAL RECEPTACLES OR SWITCHES STICK OUT FROM WALL SURFACE:

Performance Guideline: All devices should fit snugly against the wall.

Homeowner Responsibility: Check to see if the cover plate is loose; if so, tighten plate screws.

Contractor Responsibility: Electrical contractor should repair all outlets not flush with wall during the warranty period.

Comments: In some cases, it not the device that is at fault. Due to different types of texture, some covers will not be fully flush. If this is the case, there is no issue with the receptacle or switch.

CRACKED TUBS OR SHOWER PANS

Performance Guideline: Tubs and shower pans should be free of cracks.

Homeowner Responsibility: Report to the contractor at the homeowner walk through any tub or shower pan cracks.

Contractor Responsibility: Contractor should repair tub or shower pan, during the warranty period, if crack is identified and determined to be the result of a defect in material or installation. If it is necessary to replace a fixture the contractor will make all reasonable efforts to match surrounding materials as closely as practical; however, the contractor does not guarantee an exact match.

Comments: Tubs and shower pans should not crack with normal use and care.

• What appeared to be rust stains were also noted.

DAMAGE AND/OR BUILDING MATERIALS ON UNINTENDED SURFACES

I observed conditions that appeared to deviate from original design and/or function. Any photographs included are only representative examples of this finding (12 max):

PAINT NOT IN CONFORMANCE WITH PERFORMANCE STANDARDS

The industry standard for painting is outlined in the Painting Contractors Association Industry Standards. Specifically, the standard, PDCA P1 2.6 delineates the painting and decorating contractor will produce a “properly painted surface.” A “properly painted surface” is defined as uniform in appearance, color, texture, hiding and sheen. It is also free of foreign material, lumps, skins, runs, sags, holidays, misses, or insufficient coverage. It is also a surface free of drips, spatters, spills or overspray caused by the painting and decorating contractor’s workforce. In order to determine whether a surface has been “properly painted” it shall be examined without magnification at a distance of thirty-nine (39) inches or one (1) meter, or more, under finished lighting conditions and from a normal viewing position." Any photographs included below are only representative examples of this finding (12 max):

CEILING SAGS:

Performance Guideline: Ceiling should not sag more that 1/4 inch within 8 feet.

Homeowner Responsibility: Report drywall sagging that exceeds the Performance guideline to the contractor.

Contractor Responsibility: Contractor should repair as needed during the warranty period.

Comments: Contractor will make all reasonable efforts to match existing materials as closely as possible, however, the contractor may not guarantee an exact match of either texture or color.

• The ceiling measured to be out almost 7/16" in 32 inches.

STRESS CRACKS ARE VISIBLE THROUGH THE DRYWALL:

Performance Guideline: Stress cracks should not exceed 1/16 inch in width.

Homeowner Responsibility: Report stress cracks that exceed the Performance guideline to the contractor with in the first year. Hairline cracks, less than 1/16 of an inch are acceptable.

Contractor Responsibility: Contractor should repair as needed during the warranty period. Contractor will make all reasonable efforts to match existing materials as closely as possible, however, the contractor does not guarantee an exact match of either texture or color.

Comments: Stress cracks may reappear throughout the life of the house.

INTERIOR WALL UNEVEN

Many building standards state that walls shall not bow or have depressions that equal or exceed 1/4 of an inch out of line within any 32-inch horizontal measurement as measured from the center of the bow or depression or 1/2 of an inch within any eight-foot vertical measurement. Also, many finish manufacturers and/or industries also provide tolerance limits for the framing members their finishes are being attached to. One example is the Gypsum Association state: "when installing gypsum wallboard, "the attachment surfaces of any framing member shall not vary more than 1/8" from the plane of faces of adjacent framing members."

WINDOW OR PATIO DOOR GLASS IS SCRATCHED OR BROKEN

Performance Guideline: Window or patio door glass should be free from visible scratches by looking directly at the glass from a distance of 15 feet in normal daylight. Window or patio door glass should not be broken at the time of the homeowner walkthrough.

Homeowner Responsibility: Inspect all glass at the homeowner walkthrough and notify contractor of scratched or broken glass. Damage to glass after the homeowner walkthrough is the homeowner’s responsibility. The same applies to damaged screens installed by contractor.

Contractor Responsibility: Contractor should repair or replace as needed at the time of walkthrough and/or closing. Broken glass after this time is not warrantable.

Comments: None.

CABINETRY ADJUSTMENTS, MAINTENANCE & REPAIRS

Noted throughout the structure. The cabinetry was reviewed for proper alignment. Gaps between matched door or drawer edges that exceed parallel alignment by more than 1/8 inch in 30 inches or the uniformity of any door or drawer edge to any other that exceeds 1/8 inch are not acceptable as delineated by the Residential Construction Performance Guidelines Manual promulgated by the Nevada State Contractors Board. Cabinet and vanity doors, drawers, and other operating parts should function properly. A warped door or drawer up to 1/8 inch in 30 inches may be considered acceptable. Moldings should fit securely and be level and plumb. All joints should fit within a 1/16 of an inch or less unless otherwise specified and be securely attached. Splices should meet a minimum of 8 lineal feet to all edges. The cabinet/vanity surface finish should not wear off under normal use during the warranty period. Several examples of specific observations noted during inspection include:

INSULATION NOT UNIFORM IN ATTIC:

Performance Guideline: Insulation should meet the minimum specified R factor.

Homeowner Responsibility: None

Contractor Responsibility: Contractor should make necessary corrections to assure uniform thickness and specified R factor.

Comments: Insulation, weather it is blown top or bottom cords of the attic trusses, can vary in thickness and will not always be uniform.

EXPOSED POST-TENSIONED FOUNDATION TENDON

The pocket former recess appeared to have been patched with a non-shrink grout (hydraulic cement) that will reach the same minimum compressive strength as the concrete foundation immediately after the tendon tails were cut. However, the depicted patches were displaced.

NAILS PROTRUDING FROM FOUNDATION

Nails sticking out of a monolithic slab-on-grade foundation are often due to issues with formwork, where nails used to secure the forms are not removed before pouring concrete. They may also be left as anchor points for future fixtures or as temporary ties for rebar. In some cases, improper installation can result in nails protruding from the slab. These protruding nails can be hazardous and should be addressed to ensure a smooth, safe surface.

BUILDER REPAIRS IN PROGRESS

One or more interior and exterior areas that need attention have already been flagged with painters tape by another party. I have intentionally omitted previously flagged deficiencies since the builder is already aware of their existence. It is important to understand that the property condition will change between the time of the inspection and the final walk-through. Examples of specific observations noted during inspection include: