Terry Building Inspection report summary with all items addressed or explained in red Health & Safety Summary The following are health and safety concerns. Recommend all evaluations and repairs / corrections be performed as needed by a licensed contractor or other appropriately qualified specialist. Interiors: Cracked/broken glass was noted at the left side east facing master bedroom single hung window. Not addressed due to extended quoted completion time by various vendors: average repair quote $200 Discolorations noted on the wall in the cabinet beneath the kitchen sink may be mold/mildew-like substances. This Inspector/Inspection Company is not qualified to identify possible mold, mildew or like substances. We recommend a further evaluation by an appropriately qualified specialist. Cleaned with vinegar and bleach, result of failed plumbing trap. Faulty plumbing replaced. Rodent dropping-like material was noted in one of the kitchen cabinet drawers. Felt to be grain/seed, likely flax seed. There was no anti-tip bracing installed on the kitchen range. An unreadable control knob was noted at the oven. Installed, see invoice from Cody Allen Home Repair & Maintenance Electrical: A damaged weather-cover was noted on the receptacle outlet at the front entry porch. Installed, see invoice from Cody Allen Home Repair & Maintenance Some of the receptacle outlets have been painted and should be replaced. All interior living space receptacles/switches and covers replaced. The ceiling fans in the bedrooms were improperly controlled by light dimmer switches. Dimmer switches removed or corrected (Master bedroom) Carbon Monoxide Alarms: There was no carbon monoxide alarm installed in the downstairs. Installed on partition wall between kitchen and living room Garage:
A substandard added wood sleeper-floor structure was noted in the garage at the area adjacent to the laundry. Garage floors are required to be constructed of noncombustible materials. Present at purchase 8/2012 The self-closing mechanism on the garage interior entrance door was inoperative. (The garage interior door is required to be fire-resistive, self-closing, and tight-fitting.) Discolorations noted at the moisture stains on the garage ceiling may be mold/mildew-like substances. This Inspector/Inspection Company is not qualified to identify possible mold, mildew or like substances. We recommend a further evaluation by an appropriately qualified specialist. Result of failed toilet floor gasket, replaced with home warranty 3/2018. Drywall sprayed with vinegar/bleach and rough patched. An open hole and a substandard patch were noted at the garage fire-resistive ceiling. Defect / Malfunction Summary The following are defective / functional concerns. Recommend all evaluations and repairs / corrections be performed as needed by a licensed contractor or other appropriately qualified specialist. Roof: Deteriorated sealant was noted at the vent pipe flashings. Corrected, see invoice from GBT Sheet Metal Inc. Attic: The attic space appeared to lack adequate ventilation. House built to code in 2007 Interiors: Faulty/disconnected springs were noted at the kitchen sink window, at both windows in the northwest corner bedroom, and at the upstairs hallway window. Other windows may be affected. Recommend all of the single-hung window mechanisms be evaluated by a licensed glazing contractor or manufacturer representative. Balancers reset Moisture was noted on the shelf in the cabinet beneath the kitchen sink. The moisture was likely due to plumbing leakage however the cause was not determined. Cleaned with vinegar and bleach, result of failed plumbing trap. Plumbing item replaced.
The kitchen sink faucet spout/spray-wand was damaged. Replaced with new spray wand. Master Bath: Stains and evidence of leakage were noted on the floor at the base of the toilet and beneath the toilet water shutoff valve. The toilet was loose at the floor. Deteriorated caulking/grout was noted at the base of the toilet. Result of failed toilet floor gasket, replaced with home warranty 3/2018. Plumbing: The water pressure was too high, above 80 PSI. Recommend adjusting the regulator to reduce the water pressure. (The regulator may need repair). A circuit breaker labeled sewer pump was noted in the main electrical panel. The function of the circuit was not determined by the Inspector. No readily accessible pump system was noted. Sewer pump systems are not within the scope of this inspection and do require regular servicing. If a sewer pump is present, recommend the system be evaluated and serviced by an appropriately qualified specialist. Breaker dedicated to sewage ejector pump, east side of building, south of concrete parking slab. Serviceable and covered under home warranty. Heating / AC: The system air filter was dirty. The heating and cooling system appeared to be overdue for annual servicing. Air filter replaced, see invoice from Cody Allen Home Repair & Maintenance Tree leaves and debris need to be cleared away from the base of the air-conditioner condenser at the backside of the building. Garage: Moisture stains and evidence of moisture damage were noted at the garage ceiling at the area beneath the upstairs bathrooms. The moisture stains may be due to plumbing leakage from a bathroom above. Result of failed toilet floor gasket, replaced with home warranty 3/2018. Drywall sprayed with vinegar/bleach and rough patched.
Site/Grounds: Large tree branches were noted extending over the building. Legal responsibility of neighbor, states he is obtaining quotes for service Improvement Summary The following suggested changes or new installations are considered upgrades or improvements because they were not required or available at the time of construction. We recommend that improvements and upgrades be performed or installed by a licensed contractor or other appropriately qualified specialist. Recommend ducting the kitchen range-hood to the outside of the building. Built to code, currently serviceable. Master Bath: The grouted rock floor in the master bathroom may be uncomfortable with bare feet. The floor grout appeared to be porous and may be difficult to keep clean and sanitary. Improvements may be desirable. Present at purchase 8/2012 Electrical: Recommend replacing the receptacle outlets with Tamper-Resistant outlets for child safety. Temple Building Inspection recommendation Smoke Alarms: Recommend replacing the older smoke alarms with new alarms that meet current safety requirements. Replaced, see invoice from Cody Allen Home Repair & Maintenance. Needed Maintenance Summary The following are needed maintenance concerns. These conditions can typically be remedied by a knowledgeable building owner, handyman, or specialty tradesperson. Soil Grade and Site Drainage: The soil at the west side of the building needs to be re-graded to slope and drain away from the building. Not addressed. Roof: The roof gutters need to be cleaned. Corrected, see invoice from GBT Sheet Metal Inc.
Interiors: Some of the window screens were damaged. Not addressed due to extended quoted completion time by various vendors: average repair quote $25/screen The building interiors appeared to need a professional cleaning. Addressed The interior walls and ceilings were being repainted at the time of this inspection. Unfinished patches/repairs and unpainted areas were noted at various places. Addressed Uninstalled carpet was noted at the stairway and at the upstairs hallway and bedrooms. New carpet installed 12/5/2018 Worn vinyl flooring was noted in the kitchen. An unfinished vinyl floor seem was noted at the downstairs bathroom doorway. Not addressed. Missing/uninstalled door hardware was noted on the pocket doors at the downstairs bathroom and at the master bedroom closet. New hardware installed. The northwest corner bedroom door rubs and sticks. Corrected A missing/uninstalled closet door was noted in the southwest corner bedroom. New hardware installed. Plastic or metal debris was noted in the garbage disposal. Removed. New garbage disposal 10/2018 Master Bath: The bathroom ventilation fan needs cleaning. The ventilation fan grill-cover was uninstalled at the time of the inspection. Cleaned, grill cover reinstalled Deteriorated caulking was noted at the tub spout.
Hall Bath: An open and unsealed gap and loose and lifting sheet vinyl flooring were noted at the edge of the tub/shower. Deteriorated caulking was noted at the tub spout. The bathroom ventilation fan needs cleaning. The ventilation fan grill-cover was uninstalled at the time of the inspection. Cleaned, grill cover reinstalled Plumbing: The hose faucet at the west side of the building did not have an anti-siphon valve installed. This condition could allow contaminated hose water to back-siphon into the building's water supply piping. Heating / AC: A low battery indicator was noted at the heating and air-conditioning thermostat control. Because the interior walls and ceilings were being painted at the time of this inspection, many of the heating and air conditioning vent grill covers were uninstalled. Re-installed Electrical: The weather-cover on the main electrical panel was bent/displaced and did not fully close. Because the interior walls were being painted at the time of this inspection, many of the receptacle outlet cover-plates were uninstalled. New plates installed in interior living spaces. The master bedroom ceiling fan wobbles during operation. (Balancing the fan may improve operation) Not addressed. Because the interior walls were being painted at the time of this inspection, many of the light switch cover-plates were uninstalled and loose light fixtures were noted at the kitchen ceiling. New plates installed in interior living spaces and fixtures refastened. Garage:
Unfinished drywall was noted at the added partition wall in the garage. Present at purchase 8/2012 Site/Grounds: Yard fencing maintenance is needed in places, i.e. resetting or replacing loose or rotted posts, securing or replacing loose or missing boards and rails, and adjusting and repairing gates. Can be addressed/collaborated with neighbor by home purchaser