Summary
Unofficial version!

1)  To view the summary. Click on the link in the upper left hand corner or under table contents.

2)  Evidence of pest activity was found in the form of dead bird and nesting material (both north and south side) in the attic and dead rodent in the crawlspace. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.reporthost.com/?SEALUP
http://www.reporthost.com/?TRAPUP
http://www.reporthost.com/?CLEANUP

5)  Under-floor insulation and insulation around heating ducts was falling down and missing in some areas. This may result in reduced energy efficiency and leave pipes susceptible to freezing. Recommend that a qualified person repair or replace insulation as necessary.

6)  The vapor barrier in some areas of the crawl space was loose or askew. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified person replace or repair the vapor barrier where necessary and per standard building practices.

7)  Minor microbial staining was visible on floor sheathing in the crawlspace. Such staining usually occurs due to elevated humidity in the crawlspace, 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)  A crawlspace exhaust fan was installed. However the inspector was unable to operate the fan or fully evaluate it because inspector could not find a switch and/or thermostat. Recommend asking current owner's regarding operation. Exhaust fans help reduce humid conditions in crawlspace and reduce the chance of microbial staining. See above for further discussion.

10)  Roofing nails weren't fully seated and shingles were lifting and nail heads were protruding through shingle surfaces. The nails may have loosened, or were not pounded in fully when installed. Shingles are likely to be wind damaged, and leaks can occur as a result. Recommend that a qualified contractor repair as necessary.

11)  Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
http://www.reporthost.com/?MOSS

12)  Kick-out flashing was missing at roof locations. Such flashing should be located at the bottom of slopes where roof surfaces intersect with exterior walls above. It directs rainwater away from exterior walls and into gutters so that rainwater is less likely to run down the front surfaces of siding or flow behind siding. Depending on the exposure (e.g. roof overhang, height of exterior wall, direction of prevailing rain) this may or may not be an issue. Recommend that a qualified contractor install kickout flashings where missing and per standard building practices.

14)  Heating or cooling ducts in an unconditioned space (e.g. attic) were not insulated, or the insulation was damaged or deteriorated. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. Recommend that a qualified person repair per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8.

20)  A fire suppression system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. These systems normally require periodic inspection by a specialist to ensure correct operation. For example, checking for possible backflow contamination of the potable water system, or correct operation of valves and gauges. Recommend that a qualified specialist inspect this system in accordance with National Fire Prevention Association (NFPA) 25 standards.

Sprinkler pipes were run in unconditioned spaces and were not insulated. When system is serviced, recommend asking specialist about this. Freezing pipes can cause damage.

21)  One sewer clean out was noted at the east side of the building.

Based on the age of this structure, recommend that a qualified plumber inspect the waste lines using a video scope device to determine if they need repair or replacement. Property owners are usually responsible for repairs to the side sewer and publicly owned lateral lines. Such repairs can be expensive.

26)  The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be at this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Maintaining your water heater for maximum life. See link for more information.

https://www.thisoldhouse.com/how-to/how-to-maintain-water-heater

27)  The gas and electric forced air furnaces and A/C's appeared to have been serviced within the last year based on information provided to the inspector or labeling on the equipment. If this is true, then routine servicing is not needed at this point. However, a qualified HVAC contractor should inspect, clean, and service this system, and make repairs if necessary annually in the future.

The filters 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.

The estimated useful life for most forced air furnaces is 15-20 years, A/C condensing units is 10-15 years. Some furnaces and A/C condensing units appeared to be near this age and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the future.

For more information visit:
http://www.reporthost.com/?ANFURINSP

28)  Mini ductless split systems work most efficiently when cleaned and serviced regularly. Filters are typically present that need periodic cleaning. Recommend asking owner's if units have been serviced lately and have a qualified HVAC specialist service unit if they haven't.

See links for manufacturers recommendations.

http://mitsubishi-electric.com.au/how-to-clean-air-conditioner-filter.html

https://na.panasonic.com/us/home-and-building-solutions/heating-air-conditioning/mini-split/discontinued-e12nkua-single-split

30)  Gas fireplace was functional at time of inspection.

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. Consult with the property owner and/or a qualified specialist to determine if service is needed now. Any needed repairs noted in this report should be brought to the attention of the specialist when it's serviced. For more information visit:
http://www.reporthost.com/?ANGFINSP

34)  Condensation or staining was visible between multi-pane glass in many windows. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.

Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.

35)  A central vacuum system was found. Typically, central vacuum system's exhaust is vented to exterior. This vacuum system was vented to crawlspace. Conditioned air and dust can enter crawlspace.

The central vacuum exhaust duct terminated in the crawl space. Recommend that a qualified person install, repair or replace the duct as necessary so it terminates outdoors, and per standard building practices. For more information, visit:
https://www.reporthost.com/?DRYER