Inspector's phone: (906) 396-6706
Inspector: Jim Keller

 

Summary

Client(s):	Sample 2
Property address:	Any Street Anytown, Ml
Inspection date:	Wednesday, October 12, 2016

This report published on Tuesday, November 28, 2017 5:16:40 PM CST

Concerns are shown and sorted according to these types:

	Safety	Poses a risk of injury or death
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Monitor	Recommend monitoring in the future
	Comment	For your information

1 - A wasp nest was found at the building exterior. These can pose a safety hazard. A qualified person should remove nests or exterminate as necessary.

2 - The front and rear porch ledger boards were nailed to the building rather than being attached by lag screws or bolts. As a result, decks or porches may separate from the building. This is a potential safety hazard. Lag screws or bolts, minimum 1/2 inch in diameter, should be installed to securely attach ledger boards to the main structure. Recommend that a qualified person install fasteners per standard building practices. For more information, visit:
http://www.reporthost.com/?LB
http://www.reporthost.com/?SD

3 - Graspable handrails at front porch and/or rear porch stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.

4 - Separation was seen at some logs for the rear deck roof due to substandard fastening. Recommend a qualified person evaluate and repair as necessary.

5 - Wooden support posts for the deck or porch were resting directly on concrete piers or footings below. Water may wick up into the support post ends and result in elevated levels of moisture in the wooden support post ends. This is a conducive condition for wood-destroying organisms. Support posts should rest in metal brackets above concrete piers or footings, or should be separated from the concrete below by impervious membranes such as composition shingle scraps. Even if posts are made of treated wood the cut ends may not have been field-treated, leaving little or no preservative at the post center. Recommend that a qualified contractor repair per standard building practices. For example, by installing composition shingle scraps between the posts and the concrete below.

6 - One or more deck or porch beams were not positively secured to the support posts below. Deck or porch beams are commonly connected to support posts by "toenailing," which is inadequate. Decks and porches are subject to movement under live loads and require a positive connection between their support posts and beams. Recommend that a qualified contractor repair per standard building practices. For example, by installing metal plates, plywood gussets or dimensional lumber to connect posts and beams.

7 - Fasteners (nails) for joist hangers at the front porch were missing. All nail holes for such hardware should be filled with approved fasteners such as "Teco" nails. Recommend that a qualified person install approved fasteners where missing.

9 - Fungal rot or water damage was found at some sections of fascia. Recommend that a qualified person repair as necessary. All rotten wood should be replaced or treated with an epoxy penetrant and filler.

10 - Fungal rot was found in the butt end of one log. Caulk was used to repair this area. Recommend treating with an epoxy penetrant and filler. For more information visit:
http://www.hereandthere.org/oldhouse/fixing-decayed-wood.html

http://www.restor-it.com/wood-epoxy/wood-rot-treatment/

11 - Woodpecker damage was seen in two areas of the 1/2 log siding. The nature of the damage would seem to indicate that the woodpecker was foraging for food as opposed to simply "drumming" to establish his territory or to attract a mate.
Some other holes were found in various areas of the siding that resemble the work of carpenter bees. Recommend sealing holes and monitoring in the future. For more information see:
http://msue.anr.msu.edu/news/carpenter_bees_destructive_home_invader
and:
http://msue.anr.msu.edu/news/woodpeckers_and_the_house_its_your_siding_versus_their_chipped_holes

12 - 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.

13 - Checks or cracks were found in log butt areas and were likely to collect rainwater. This is a conducive condition for wood-destroying organisms. Recommend filling checks with an appropriate weather-proof caulking compound.

14 - The ceiling height over the basement stairs was too low and poses a safety hazard, especially for tall people. Ceilings over stairs should be at least 6 feet 8 inches high. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.

15 - The basement stairs handrails had no "returns" installed, where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a safety hazard. Recommend that a qualified person install returns per standard building practices.

16 - Damage to drywall was found in one area of the basement. The only source of water in this area appeared to be the hot tub. A qualified person should repair this area as necessary.

17 - A hot tub was located in the basement and no exhaust fan was installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified contractor install an exhaust fan per standard building practices.

18 - One or more joists were notched or had holes cut in them in such a way as to significantly weaken the joist(s). General guidelines for modifying joists made of dimensional lumber include these restrictions:

• Notches at ends should not exceed 1/4 of the joist's depth.
• Other notches should not exceed 1/6 of the joist's depth.
• Notches should not be cut in the middle 1/3 of the joist's span.
• Notches should not be longer than 1/3 of the joist's depth.
• Holes must be 2 inches or more from the joist's edge.
• The maximum hole diameter is 1/3 of the depth of the joist.

Recommend that a qualified contractor evaluate and repair as necessary, and per standard building practices.

20 - The flashing at the garage to house attachment was substandard. Past water stains were visible on the roof structure below, however no elevated levels of moisture were found at these stains during the inspection. Recommend sealing open areas above and monitoring these areas in the future, especially after heavy rains. If leaks are found, recommend that a qualified contractor evaluate and repair as necessary.

21 - Moss was growing on the roof in some areas. 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

22 - Log siding was installed on the garage to house wall. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices. For example, by installing fire-resistant wall covering (e.g. Type X drywall). For more information, visit:
http://www.reporthost.com/?AGFR

23 - The photoelectric sensors that trigger the auto-reverse feature on both of the garage vehicle doors' automatic openers were located higher than 4-6 inches from the floor. This is a potential safety hazard. A qualified person should relocate sensors so they are 4-6 inches from the floor per standard building practices. For more information on garage door safety issues, visit:
http://www.reporthost.com/?GDPES

24 - Evidence of prior water intrusion (efflorescence) was found in one or more sections of the rear block wall.
Recommend installing gutters, downspouts and extensions or drain lines, and
improving perimeter grading.

28 - The ground fault circuit interrupter (GFCI) receptacle (outlet) under the front porch wouldn't trip with the test button or with a test instrument. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.

29 - The electric receptacles (outlets) at the kitchen and the receptacle over the hot tub had no visible ground fault circuit interrupter (GFCI) protection. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:

• Outdoors (since 1973)
• Bathrooms (since 1975)
• Garages (since 1978)
• Kitchens (since 1987)
• Crawl spaces and unfinished basements (since 1990)
• Wet bar sinks (since 1993)
• Laundry and utility sinks (since 2005)

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

30 - Panel #A was located in a closet. This is not an approved location for electric panels. Recommend not storing clothing and flammable items in this area.

31 - Panel #A had inadequate working space (only 24" in front). This is a safety hazard when opening or working in panels. Electric panels should have the following clearances:

• An open area 30 inches wide by 3 feet deep in front of the panel
• 6 feet 3 inches of headroom in front of the panel
• The wall below the panel is clear to the floor
• The center of the grip of the operating handle of the switch or circuit breaker not more than 6 feet 7 inches above the floor or working platform

Recommend that a qualified contractor repair or make modifications per standard building practices. If panels must be opened for repairs, then a qualified electrician should perform repairs.

32 - One circuit breaker in panel #A was "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?DBLTAP

33 - Two basement electric receptacles (outlets) had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?RPR

34 - Light fixtures with fully or partially exposed incandescent bulbs were installed in one or more closets. This is a fire hazard. Flammable stored items can come into contact with hot bulbs, or hot fragments from broken bulbs can fall on combustible materials. Closet lighting should use fluorescent light fixtures or fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. If globes or covers are missing, they should be replaced. Otherwise recommend that a qualified electrician replace closet lights per standard building practices.

35 - Two cover plates for junction boxes were missing in the basement. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.

36 - Several slots where circuit breakers are normally installed were open in panel #A. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.

37 - One or more "plug-in" type carbon monoxide alarms were found. Because such CO alarms can be easily removed, recommend that the client verify that CO alarms haven't been removed upon taking occupancy. If removed, then recommend installing new CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. Note that some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. For more information, visit:
http://www.reporthost.com/?COALRM

38 - One circuit breaker was not installed in the panel. Recommend a qualified electrical contractor evaluate and repair as necessary.

39 - The legend for circuit breakers in panel #A was incomplete. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.

40 - The ceiling fan was inoperable (didn't turn on when nearby switches were operated). Recommend that a qualified electrician evaluate and repair or replace fan as necessary.

41 - Because this is a specialty system, recommend the following:

• That a qualified well contractor fully evaluate the well, including a pump/flow test
• That the client research the well's history (e.g. how/when constructed, how/when maintained or repaired, past performance, past health issues)
• That that the client document the current well capacity and water quality for future reference

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

43 - The last service date of the gas-fired forced air furnace appeared to be more than 1 year ago. Recommend that a qualified HVAC contractor 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. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit:
http://www.reporthost.com/?ANFURINSP

44 - One or more electric baseboard heaters were missing the control knobs. Recommend that a qualified electrician repair or replace as necessary.

46 - No spark screen or rain cap was installed at the chimney flue terminations. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing.

47 - Wood sheathing was being used as an extension for the masonry chimney crown. Note that periodic maintenance will be required to prevent the wood from rotting.

48 - The kitchen sink drain pipe used an S-trap rather than a P-trap. Siphons and sudden flows of water in S-Traps can drain all the water out of the trap, leaving it dry. Sewer gases can then enter living areas. Recommend that a qualified plumber repair per standard building practices. Note that any siphoning of water typically occurs after draining a sink full of water and, by running the faucet for several seconds after the water has drained, the trap will refill and function as intended.

49 - The under-sink food disposal was inoperable. Recommend that a qualified contractor repair or replace as necessary.

50 - The sink drain was leaking. A qualified plumber should repair as necessary.

51 - Flooring at the base of the toilet at location(s) #A was stained and/or water-damaged. Recommend that a qualified contractor evaluate and repair as necessary. For example, by removing the toilet, making repairs to the sub-floor if necessary, replacing flooring if necessary, and installing a new wax ring when the toilet is reinstalled.

52 - The bathroom with a shower or bathtub at location(s) #A and B didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers or bathtubs.

53 - The laundry sink was cracked and leaking. Recommend that a qualified person repair or replace as necessary.

54 - The shower drain at location #A was leaking. A qualified person should repair as necessary.

55 - One or more sink drains were leaking at location(s) #B. A qualified person should repair as necessary.

56 - Caulk around the base of the toilet at location(s) #B was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.

57 - Substandard repairs were found at the laundry sink drain (e.g. tape, sealant, non-standard components). Recommend that a qualified plumber repair per standard building practices.

58 - Handrails for the loft stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.

59 - Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the sub-floor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering and the access to the underside of the sub-floor. Recommend that a qualified contractor evaluate and repair as necessary. For more information, visit:
http://www.reporthost.com/?SQUEAK

60 - Wood flooring in one or more areas was damaged. Recommend repair as necessary.

61 - Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof leaks. Monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.