Property Inspection Report

1) Radon is a cancer-causing radioactive gas. The U.S. Surgeon General has warned that radon is the second leading cause of lung cancer in the United States, next to smoking. Radon is estimated to cause thousands of deaths in the U.S. each year. Watch the following radon video: https://youtu.be/TOcFmv58v04
The Inspector strongly recommends that the client have the home tested for radon levels. The only way to know if you have high levels of radon in your home is to test. You can order a Short Term Radon Test Kit (2-4 days) or Long Term Radon Test Kit (91-365 days) online at: http://drhomeair.com/utah/ (price includes lab analysis fee).
*For more information on radon visit the following site: http://www.radon.utah.gov/

2) Wooden timbers in rear retaining wall and stairs are rotten. A qualified contractor should evaluate and replace all rotten timbers.

3) Wood fences are damaged and posts are rotted at base. A qualified contractor should evaluate and make repairs and replace posts as necessary. The south side fence gate latch is damaged. Repairs should be made so gate operates easily.

4) The downspout at northeast corner of house has no extension. This has resulted in water accumulating around the structure's foundation. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing an extension so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure. See the following diagram: Extensions

5) Gaps larger than 4 inches were found in guardrails. Many older homes were built with guardrail gaps that do not comply with today's codes. Because many homes were built many years prior to today’s requirements, the guardrails do not have to be replaced. It would not be fair to the homeowner to require replacement meeting today’s standards. With that said I still inform my clients when I see guardrails not meeting today's requirements. Ideally a qualified contractor should make modifications as necessary so gaps in guardrails do not exceed 4 inches. At a minimum, the clients should be aware of this hazard, especially when children are present.

6) Recommend monitoring the underground drain lines from downspouts at next heavy or prolonged rainfall. It is very common for these lines to become blocked with debris. This can result in water accumulating around the structure's foundation or in basement and may also cause the foundation to settle and possibly fail over time. Blocked drain lines can also cause water to accumulate under concrete slabs and cause driveways, sidewalks or patios to settle and crack. If water is observed accumulating at the top of extensions a qualified contractor should clean the underground drain lines from downspouts or replace the underground drains with above ground extensions. Visit the following link: https://roofrefresh.com/clogged-gutter-pipes-underground/

7) Debris at base of window wells should be removed to prevent water penetration into basement. The clients should monitor the window wells and if water is found to accumulate it may be necessary to install drains at base of window wells to prevent water entering the basement. See the following link: Window wells

8) The exterior gas lines have some corrosion. Gas meters and gas piping often have rust on them. The meters and piping are often exposed to the weather or a corrosive environment and therefore will need occasional maintenance. Old meters and gas piping exposed to highly corrosive elements, may be sufficiently damaged that replacement is necessary, however, this is rarely the situation. The client should call the local gas company (Dominion Energy) about inspection and maintenance of the pipes and meter. In some areas it is the gas company's responsibility to maintain the pipes, in other areas the owner is responsible for the painting maintenance. A qualified painting contractor should prep and repaint the pipes as per standard building practices.

9) There is heat tape installed at front roof, gutter and downspout. This is an indication that there has been some ice damming or ice build up at roof and gutters at one time. Recommend that the clients ask the seller about past ice damming and/or water leaks at roof area. It is recommended that the clients familiarize themselves with the operation of the heat tape and monitor this area in future. It may be necessary to have a contractor evaluate and repair or replace heat tape. Visit the following link: http://bct.eco.umass.edu/publications/by-title/preventing-ice-dams/

The receptacle for heat tape should have an in-use cover installed (see picture below). See the following link for an example: In-use Cover

The circuit breaker for the heat tape should be labeled. (see picture below).

10) The front upper gutter terminates above the roof surface rather than being routed to gutter below. This is very common, but it can reduce the life of roof surface materials below due to large amounts of water frequently flowing over the roof surface. Granules typically are washed off of composition shingles as a result, and leaks may occur. Recommend having a qualified contractor install an extension as necessary so the gutter doesn't terminate above the roof surface.

11) Debris has accumulated in gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

12) The electric receptacles at garage ceiling have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should install GFCI receptacles as needed. What is a GFCI (ground fault circuit interrupter): https://www.cpsc.gov/s3fs-public/099_0.pdf

13) The garage-house wall has a pet door installed in it. These surfaces are intended to prevent vehicle fumes from entering living spaces, and to slow the spread of fire from the garage to living spaces. A qualified contractor should repair the wall as necessary. Visit the following site: https://www.nachi.org/attached-garage-fire-hazards.htm?loadbetadesign=0

14) The infrared "photo eye" devices that trigger the vehicle door opener's auto-reverse feature are located higher than 6 inches from the floor. This is a potential safety hazard. The photo eyes should not be installed higher than six inches above the garage floor. If the eyes are installed higher, a person or pet could get under the beam and not be detected by the photo eyes. A qualified contractor should relocate these devices so they're no higher than 6 inches from the floor. For more information on installation location of photoelectric sensors visit: http://www.dasma.com/PDF/Publications/TechDataSheets/OperatorElectronics/TDS364.pdf

15) One or more garage vehicle door roller hinges are loose. A qualified contractor should evaluate and repair the door hardware as necessary.

16) Insulation is in contact with a gas flue pipe in attic (minimum clearances vary by flue type). This is a fire hazard. A qualified contractor should evaluate and make repairs or modifications as necessary, such as installing a baffle around flue, so minimum clearances to insulation are maintained as per the manufacturer's specifications. View the following image for an example of a baffle around a flue pipe in attic: Baffle

17) The ceiling insulation's R rating is significantly less than what's recommended for this area (R-38). Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency. Contact Dominion Energy: https://www.thermwise.com/weatherization-applications/ and Rocky Mountain Power: https://www.wattsmarthomes.com/weatherization/homeowners/attic-insulation/UT

18) The circuit breaker installed at the basement sub panel for the exterior A/C compressor/condenser unit is incompatible with the manufacturers label. The wires for the A/C also appear to be undersized for their overcurrent protection device (circuit breaker). This is a safety hazard. A qualified electrician should evaluate and replace the breaker as necessary.

19) Loose conductors in the basement sub panel have bare ends and are not connected to an overcurrent protection device (circuit breaker). This is a safety hazard due to the risk of fire if the bare conductors come into contact with other components in the panel. A qualified electrician should evaluate and repair as necessary. For example, removing wires that aren't terminated or installing wire nuts.

20) Neutral wires (white) are doubled or bundled together on the neutral bus bar. This is unsafe due to the need to turn off multiple circuit breakers to work on any of the circuits using these wires (this was often done this way prior to 2002 but is no longer allowed by the NEC). A qualified electrician should evaluate and repair as necessary. For more information visit: http: Bundled Neutrals

21) The legend for overcurrent protection devices (breakers) in the basement sub panel is inaccurate and incomplete. Recommend updating and correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.

22) Location of main service panel and main disconnect at south side of house.

23) The water heater does not have seismic straps or struts installed. This is a potential safety hazard since movement can cause leaks in the gas supply lines or damage wiring. Leaks may also occur in water supply pipes. A qualified contractor should install seismic straps or struts as necessary and as per standard building practices.

24) The water heater thermostat should be kept adjusted so the water temperature doesn't exceed 120 degrees to prevent scalding. Visit the following site: http://www.safetypolicy.org/pm/scald.htm

25) The last service date of the furnace appears to be more than one year ago. The clients should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified HVAC contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/en/Newsroom/News-Releases/2002/CPSC-Urges-Seasonal-Furnace-Inspection-to-Prevent-CO-Poisonings/

26) The A/C condensate line is not discharging to an approved plumbing fixture or disposal area. If discharged into the drainage system, equipment shall drain by means of an indirect waste pipe. To clarify, an indirect waste pipe is something that is upstream of a trap. That means you cannot dump into anything downstream of a trap, that would include the main plumbing vent stack. A qualified HVAC contractor or plumber should repair as necessary.

27) The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system. A qualified HVAC contractor should inspect, clean, and service this system and make repairs as/if necessary. The property owner should warranty the system through the next cooling period. One part of the cooling system that is often neglected and skipped over during maintenance are the evaporator coil (cooling coil at furnace) and condensate pan/line. The clients should make sure that these components are cleaned when the system is serviced. Some sources claim that energy efficiency is degraded by about five percent each year as the coils get dirtier due to accumulated dust and grime. See the following article: https://www.centralhtg.com/blog/air-conditioning-maintenance

28) There is a humidifier installed on furnace. The inspector does not open these units or test for operation. Humidifiers require monthly cleaning to remove mineral buildup and bacteria. The client should read the manual for the humidifier and review it's operation, proper cleaning and water pad replacement schedule. The humidifier should never be used in the summer when the A/C is being used as this will reduce the efficiency of the A/C. Watch the following video on humidifier maintenance: https://www.youtube.com/watch?v=DJEvNet5kno

29) The air handler filter is dirty and should be replaced now. It should be checked monthly in the future and replaced as necessary.

30) The clothes dryer is equipped with a foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. *Visit the following link for an example of a corrugated semi-rigid metal duct: http://www.homedepot.com/p/GE-8-ft-Semi-Rigid-Dryer-Duct-WX08X10075DS/202214660

31) Recommend that the dryer vent be cleaned now and annually. Some chimney sweeps or heating/cooling duct cleaners perform this service. Dryer fires can be prevented with proper dryer vent maintenance. When a dryer vent gets clogged with lint, it becomes inefficient, resulting in longer drying times and higher cost. Dryer lint is very combustible. In 1997 there were an estimated 16,700 dryer fires…resulting in 30 deaths, 430 injuries and over $84.4 million in property damage. Visit the following site for information on dryer safety:
https://www.usfa.fema.gov/prevention/outreach/clothes_dryers.html

32) The water supply pressure is greater than 80 psi (110 psi). Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are more likely to burst with higher pressures. A qualified plumber should evaluate and make modifications to reduce the pressure below 80 psi. A pressure reducing valve is installed on the main service pipe, it should be adjusted for lower pressures or replaced as necessary.

33) No expansion tank is installed on this structure's water supply system. Expansion tanks are recommended when a property is on a public water supply system and the property's water system is "closed" via a pressure reducing valve (PRV), check valve, or backflow preventer. No room for expansion of water exists in this type of system. Thermal expansion occurs when water is heated during non-use periods. In a closed system with no provision for expansion, its effects may include:

• Backflow into the water main
• Damage to water heater connections, gas water heater flue tubes and pumps serving washers and dishwashers
• Leaking faucets
• "Weeping" of water through the water heater temperature-pressure relief (TPR) valve
• Noisy water hammer in the pipes.

Expansion tanks can eliminate these problems by giving water a place to go when thermal expansion occurs. When a water heating cycle ends, or when any fixture is opened within the system, the impact of thermal expansion is reduced, and water drains out of the expansion tank back into the system. Recommend having a qualified plumber install an expansion tank as per standard building practices. For more info visit: https://www.watts.ca/resources/references-tools/thermal-expansion

34) The clients are strongly advised to have the main sewer line visually inspected before the expiration of your Inspection Objection Deadline. An In-line sewer inspection is the only way to be sure your lines are free from obstructions and are in serviceable condition. Note that repairing or replacing this line can be very expensive. Based on the age of this pipe it is highly recommended that the client secure insurance to cover the cost of replacing the pipe in case of failure. HomeServeUSA offers this coverage: http://www.homeserveusa.com/

35) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.

36) Location of main water shut off valve in basement.

37) Location of main water meter at front park strip.

38) The fan on the basement woodstove did not respond when it's controls were operated. A qualified contractor should evaluate and repair or replace the fan as necessary. All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.

39) Electric receptacles that serve countertop surfaces have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should install GFCI receptacles or circuit breaker(s) as needed. What is a GFCI (ground fault circuit interrupter): https://www.cpsc.gov/s3fs-public/099_0.pdf

40) The dishwasher's door seal is deteriorated and does not seal well. Water was found beneath the dishwasher, indicating a possible active leak. A qualified plumber or appliance technician should evaluate and repair as necessary.

41) The dishwasher drain line is not configured with a "high loop". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The clients should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices. Visit the following link: High Loop

42) Standard building practices require that brackets or corbels be installed every 30 inches beneath stone/marble countertops (depending on the manufacturers installation specifications), where the cantilevered section overhangs by 8-12 inches or more, to properly support the granite. A qualified contractor should evaluate and install additional supports if required. Visit the following site for examples of brackets and corbels: http://www.corbels.com/corbels-and-brackets.html

43) No water or ice was dispensed from the refrigerator door. The water line to refrigerator appears to be disconnected in basement mechanical room ceiling. Repairs may be necessary for these features to work.

44) The lights at base of microwave are inoperable. Recommend replacing light bulbs or having repairs made by a qualified contractor as necessary.

45) Caulk is deteriorated at basement shower surround. There appears to be some damage to the wall behind the surround due to the deteriorated caulking.
This inspection is non invasive. In many cases the true extent of a defect cannot be fully identified until the components have been dismantled, this type of invasive investigation is beyond the scope of this inspection. A qualified contractor familiar with moisture intrusion should evaluate the damaged area and repair as necessary. All components significantly damaged should be removed and replaced.

46) The master bathroom exhaust fan is excessively noisy. A qualified contractor should evaluate and repair or replace the fan as necessary.

47) The master bathroom toilet is loose at floor. A qualified contractor should remove the toilet for further evaluation and repairs if necessary. A new wax ring should be installed and the toilet should be securely anchored to the floor to prevent movement and leaking. Care should be taken not to overtighten the bolts as you could crack the porcelain. See the following link: https://www.thespruce.com/solution-for-a-rocking-toilet-2719036

48) Minor damage was observed at wall and/or trim below the bathtub. A qualified contractor should evaluate the damage and repair as necessary. Recommend installing splash guards at bathtub to prevent water damage at floor and wall below. Visit the following link: Tidee Tubb™Splash Guard

49) Caulk is deteriorated at first floor common bathtub. For example, where the tub surround meets the tub, and around the base of the tub spout. Caulk should be replaced where deteriorated to prevent water intrusion and damage to the wall structure. Visit the following link for instructions on how to caulk a bathtub/shower: https://www.familyhandyman.com/bathroom/remodeling/how-to-re-caulk-a-shower-or-bathtub/view-all/

50) Caulk is deteriorated at master shower. Caulk should be replaced where deteriorated to prevent water intrusion and damage to the floor structure. Visit the following link for instructions on how to caulk a bathtub/shower: https://www.familyhandyman.com/bathroom/remodeling/how-to-re-caulk-a-shower-or-bathtub/view-all/

51) One or more ceiling fans are installed less than seven feet from the floor below. This is a safety hazard. A qualified contractor should evaluate and repair as necessary. For example, remove fans, or move them as necessary to maintain a seven foot clearance below. Ideally ceiling fans should be installed at least eight to nine feet above the floor for optimal air flow.

52) One or more handrails are not continuous for the entire length of the flight of stairs. This is a safety hazard. Handrails should be continuous, and extend the full length of flights of stairs. A qualified contractor should evaluate and repair as necessary.

53) An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit: Smoke Alarms

54) This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit the following pages:

• https://www.kidde.com/home-safety/en/us/co-safety/carbon-monoxide-dangers/
• http://www.kidde.com/home-safety/en/us/co-safety/placement-of-CO-alarms/

55) Gaps larger than 4 inches were found in guardrails. Many older homes were built with guardrail gaps that do not comply with today's codes. Because many homes were built many years prior to today’s requirements, the guardrails do not have to be replaced. It would not be fair to the homeowner to require replacement meeting today’s standards. With that said I still inform my clients when I see guardrails not meeting today's requirements. Ideally a qualified contractor should make modifications as necessary so gaps in guardrails do not exceed 4 inches. At a minimum, the clients should be aware of this hazard, especially when children are present.

56) A qualified contractor should evaluate the windows and modify as necessary to meet the following requirements for window safety. Visit the following site: https://www.cpsc.gov/s3fs-public/windows.pdf

A qualified contractor should evaluate the blinds and repair as necessary to meet the following requirements for safety. Visit the following site: https://www.selectblinds.com/window-blind-cord-safety.html

57) Minor damage and elevated levels of moisture were found in the kitchen ceiling area. This appears to be due to an active roof leak. Moisture can exist without mold and if no visible signs of mold are present, then the issue is to find the source of the moisture and repair it before mold forms. Mold can form after the inspection on items that were recently wet but conditions did not allow the inspector to see any mold at time of inspection. A qualified contractor familiar with moisture intrusion should evaluate and repair the damaged area. A qualified roofing contractor should evaluate the roof for the source of the leak and repair as necessary.

58) Water stains and minor damage were found in ceiling areas in the basement family room, mechanical room and garage. However, no elevated levels of moisture were found. The stains appear to be due to past plumbing leaks. Recommend asking the property owner about this, and monitoring the stained areas in the future. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary. The damaged area in family room should be evaluated and repaired by a qualified contractor.