Summary
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4)  The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.

5)  Exhaust duct end caps were painted shut and didn't fully open. Blocked ducts can cause fan motors to overheat. Recommend that a qualified person repair exhaust caps. For example, cut paint from louvres.

One crawlspace vent well was dented. Air flow was not impeded at time of inspection.

7)  Microbial staining was visible on floor sheathing in the crawlspace. Such staining usually occurs due to elevated humidity in the crawlspace during construction, and subsequent elevated moisture levels in the sheathing. When humid crawlspace conditions have been corrected, it's likely that such staining will stop growing. Mold abatement specialists can remediate current microbial staining which typically involves the following:

• Clean microbial staining from wood surfaces
• Treat wood surfaces with mildewcides
• Prime wood with special primers

Note that the inspector is not a mold specialist or industrial hygienist and provides no professional opinion on health issues related to microbial growth.

8)  Under-floor insulation was falling down in one area. This may result in reduced energy efficiency. Recommend that a qualified person repair or replace insulation as necessary

10)  Gaps were found in or around roof soffits and can allow birds or vermin to enter the attic. Recommend that a qualified person repair as necessary to eliminate gaps.

11)  The rain cap for the garage heating b-vent needs to be sealed. Leaks can occur. Recommend that a qualified person repair as needed.

13)  Attic access hatch was missing. Recommend a qualified person install insulated hatch cover..

14)  Some framing at hip appeared substandard when compared to best building practices at hip at approximate center of house. For example, rafter ends not flush cut, truss/rafter extensions not support for hip roof. Recommend confirming with builder that this is to engineered specs.

17)  Light was missing at the front garage soffit. Recommend a qualified person install light.

18)  Knockout was missing at exterior panel. Rodents can enter panels through holes. Recommend that a qualified person install knockout covers where missing and per standard building practices.

19)  Light fixtures were inoperable (didn't turn on when nearby switches were operated). Sensors were present which may prevent lights from turning on when light outside.

Recommend further evaluation by checking with builder about switches and/or sensors.

23)  Leaks were found in drain pipes or fittings under spare bathroom tub. A qualified plumber should evaluate and repair as necessary.

24)  Based on visible equipment, this property appeared to have a yard irrigation (sprinkler) system. These are specialty systems and are not a part of a typical home inspection. A recent backflow test tag was not visible. Backflow tests are required annually in many municipalities in our area to prevent cross-contamination of potable water. Recommend asking current owners about test and obtaining work orders if available. If no test has been performed, recommend a qualified specialist perform a backflow test.

28)  Digital display was inoperable at time of inspection. Builder stated part was coming to repair.

The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees

A tankless water heater was observed at this property. It is beyond the scope of this inspection to determine the adequacy of this system since demand varies significantly with water usage. For example, with simultaneous showers while washing clothes or dishes, etc. During such usage, tankless water heaters may not keep up with demand. This inspection includes a limited evaluation of the water heater to determine the following:

• Does it supply hot water?
• Is the water pressure adequate for the unit (typically minimum 30-50 psi)?
• Is combustion air and the venting system serviceable?
• Is the wiring for the electric supply safe?
• Is a temperature-pressure relief valve and drain line installed?

Any concerns observed related to the above items are noted in this report.

NAVIAN 240A Cleaning instructions. https://www.youtube.com/watch?v=yBkTk3bTmnY

29)  No serviceman's switch was visible for the furnace. This is a switch that allows power to be turned off quickly if something goes wrong when someone is performing maintenance or repairs. This is a potential safety hazard. Requirements vary by municipality, but general guidelines require the switch be within an arm's length of the appliance. In some cases the disconnect at the electric panel (e.g. circuit breaker or fuse) may suffice if it's within sight of the appliance. Recommend that a qualified contractor install a serviceman's switch per standard building practices.

30)  The air handler's primary condensate drain line was leaking in attic. Condensate drain water may accumulate, leak and cause water damage to surrounding areas. Recommend that a qualified HVAC contractor repair as necessary.

31)  Work space platform in attic appeared to be inadequate. Minimum 30 inches for depth and width in front of appliance is recommended. Recommend a qualified specialist evaluate and repair as necessary.

32)  The catch pan for the high-efficiency furnace and air conditioning equipment in attic was filled with insulation. These systems produce condensation which is normally eliminated via a primary drain line. However, condensate water can leak if the primary drain line clogs. A catch pan is installed below the air handler, with a float switch that will turn off the system if water accumulates in the catch pan. Insulation can affect this function and should be cleared from pan and float switch.

33)  Drywall dust, and construction debris such as drywall dust and/or sawdust was found behind or below heating or cooling air supply registers. Drywall dust in particular can reduce the life of heating and cooling equipment if left to circulate. At a minimum, recommend vacuuming ducts at each register. Consider having a qualified contractor clean the ducts.

Register in bonus area closet was ill fitting.

Only one register was present in bonus living area. One was located in bathroom and one in closet. It is beyond the scope of a home inspection to determine if this is adequate for the space.

34)  Furnace and A/C was functioning at time of inspection.

Unit is new, recommend annual servicing in the future for warranty purposes.

The filter should be changed upon move in. How often a filter should be changed depends on environmental factors (ie pets, smoking, dust, etc) but a general rule of thumb is every 3 months. Adjust time according to observation.

35)  Gas fireplace was functional at time of inspection.

Lights within fireplace did not turn on.

The blower for the gas-fired fireplace or stove did not operate. The inspector did not determine why. This can be due to various reasons such as a switch that wasn't found, or a thermostat not reaching a high enough temperature. Consult with the property owner and review documentation for such appliances. If necessary, a qualified specialist should evaluate and repair.

Batteries were present at emergency electric start. Battery receiver is typically for emergency use only when power is out and fireplace needs to be operated. Batteries should not be stored in receiver due to risk of corrosion and damage to receiver.

Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances may need servicing annually or every few years.

36)  The under-sink food disposal was inoperable as it was not completely installed. Recommend that a qualified contractor repair or replace as necessary.

37)  Handle was not installed on microwave.

38)  No dishwasher toe kick was installed and no leaks were observed at time of inspection.

Inspector performs a limited function test of appliances and runs dishwasher for short cycle. Deficiencies at time of inspection are noted above if

39)  Inspector could not get far third shower head and shower head on master bathtub to function in master bathroom. Recommend asking builder about function and repair if necessary.

40)  The hot and cold water supplies appeared to be reversed at the bathtub at location(s) #B according to markings on handle. Normally, cold water is controlled by the right faucet handle and hot by the left. For mixing faucets, cold is supplied with the handle to the right and hot when the handle is to the left, or as indicated by the faucet's markings. At a minimum this is an inconvenience, but it can also result in accidental scalding. Recommend that a qualified plumber repair as necessary.

41)  The hot water supply flow for the laundry sink was inoperable. Recommend that a qualified plumber evaluate and repair as necessary.

Supply was off when inspector arrived. Inspector turned them on briefly to test.

42)  We recommend when first running the dryer to confirm that it is blowing to exterior by observing exterior louvres.

44)  Trim piece was missing from rear door.

Strike plate was missing at garage exterior door.