Listed below are some common defects that I’ve found in homes more than thirty years old, information combined from over 3500 home inspections.
Mold: A mold like substance was present on the floor joist, floor sheathing and duct work in various places throughout the crawlspace.
Mold: Customer requested an "Air Quality Sampling" to be performed to determine the condition of the inside air. Results are pending and will be completed with in 48 hours of today.
Asbestos: Asbestos wrap/insulation was noted on the water supply lines (in various places). The wrap/insulation is in a friable/crumbling condition.
Plumbing: If the home you are buying is more than 10 years old and has bathrooms at upper levels floors, it is recommended you replace wax rings at the toilets.
Interior: The representative samples of windows tested appear operational. Furnishings prevent full view and access to walls, windows, floors, etc. Do a careful check on your final walk-through. Contact inspector with any questions or concerns prior to close of transaction. Window screens were not checked.
Hail damage: The roofing material shows signs / evidence of hail damage.
Lead: Comments: The general condition of the interior walls appears serviceable. The Department of Housing and Urban Development (HUD) estimates that 75% of all homes built before 1978 have some lead based paint on the walls, ceilings, window sills and door frames. Lead based paint and primers may have also been used on outside porches, railings, garages and lamp post. When the paint chips flakes, and peels off, making it easy for consumption, or has been sanded or rubbed often, thus releasing lead into the air, there may be a real danger for babies and young children when it is reduced to chips, flakes or dust a problem may exist. Children may eat paint chips or chew on painted railings, window sills or other items when parents are not around.
HVAC: Heating system appears functional at this time. System is old and nearing its life, or is at the end of its useful lifespan. Older systems are less efficient and subject to failure at any time. Determining the future performance of the system is beyond the scope of this inspection. System could require repairs and/or replacement at any time.
Garage door: The garage door mechanical opener is an older model lacking the typical safety features of newer models. Recommend the opener be upgraded as a safety enhancement.
Over grown vegetation: The exterior walls are not fully visible due to vegetation/personal storage. Recommend areas be made accessible and inspected prior to closing.
New paint job: Structure appears to be recently painted. Check with seller to determine condition of structure before painting: were there any significant repairs performed prior to painting; is there a transferable warranty.
Chimney: Recommend the installation of a rain cap with approved spark arrestor. The interior of the flue was not inspected at this time. Recommend that you retain a qualified chimney sweep to clean and evaluate the flue.
Roof: It appears the roofing material has less than
Electrical: Six or fewer breakers usually do not require a main breaker; however this may indicate minimal electrical capacity. If the service amperage is less than 100, upgrade may be needed to operate larger electrical appliances. (2)
Grounds: Faulty grade; soil slopes towards structure. In most soils, a minimum recommended slope away from the house is a 5-inch drop over a 5 foot distance (one inch per foot).
HVAC: Flashing needs to be repaired at the exterior HVAC package unit air handler next to the exterior wall to prevent rodents / water from entering the crawl space. (2)
Water heater: The water heater should have a catch pan with a properly sized drain line extended to the exterior of the home.
Interior doors: Interior doors need to be trimmed at the bottom / off carpet by ½” to allow for proper air flow during heating / cooling.
Asbestos: Determining whether acoustic sprayed ceilings contain asbestos is beyond the scope of this inspection. For more information please contact the American Lung Association or an Asbestos specialist.
HVAC: Portions of the duct system are disconnected.
HVAC: The distribution system has crushed / excessive bends in ducts.
HVAC: The supply plenum needs to be properly sealed where needed.
HVAC: Improper duct runs / lines installed at end of the main air supply line.
Mechanical systems: When mechanical systems, e.g. water heater, HVAC air handler are installed in the attic, a service platform from the access opening of the attic to the mechanical systems is required. (2)
Gutters: Gutters and subsurface drains are not water tested for leakage or blockage. Regular maintenance of drainage systems is required to avoid water problems at the roof and foundation.*
Water heater: TPR overflow pipe did not terminate at a safe location; it should terminate / discharge past the exterior wall.
Main Panel: The main panel cover was painted along with the wall refinishing / painting. Removal of the panel cover could cause damage to the wall paint / finish and the screw slots are filled with paint making it difficult to remove the main panel screws. The aspects of the interior of the main panel were not inspected.
Roof: At the roof plumbing vent pipe boot, the rubber gasket is dry rotted / split.