The inspection · Section 12 of 16
Floors, walls, ceilings and trim, closets, stairs and railings. I check for moisture and test a sampling of fixtures, doors and windows.
What I inspect
Examined means I looked at it closely, and the report notes anything I couldn’t reach. Tested means I ran it, using the home’s own controls.
What gets flagged
Comments pulled straight from my reports, with addresses removed. Repairs are flagged in red, just like in the report. Written for a buyer, not a lawyer.
There was moisture staining/damage on the drywall ceiling in the bathroom that tested elevated indicative of active moisture intrusion (likely from roof above). Recommend further evaluation via qualified contractor to determine the source and repairs needed to limit future moisture intrusion issues and damages. Once confirmed all proper repairs have been performed, then recommend repairs to the damaged areas via qualified painting contractor.
The gas/wood burning fireplace with metal flue appeared to be in generally serviceable condition, but did note a gap around the gas line penetration in the firebox which should be sealed to prevent potential hot gases/embers from escaping the firebox, also there was visible soot on the interior of the flue (long term soot/creosote build-up can be a potential fire hazard, flue was not inspected due to limited access). Recommend sealing of the gap and cleaning/inspection of the flue via qualified chimney contractor for safety (flue should be cleaned/inspected annually for safety as normal maintenance). The gas supply shut-off is located on the right side of the fireplace, gas shut-off and damper were functionally tested.
The guardrail at the top of the stairs was loose/not properly secured. Current generally accepted safe building standards require guardrails to be able to support a 200 pound point load. Recommend repair via qualified contractor for safety.
An electrical outlet in this room had an open ground (outlet under the windows). Recommend repair via qualified electrical contractor for safety.
The electrical floor outlet next to the windows was not properly secured (potential shock hazard). Recommend repair via qualified electrical contractor for safety.
Smoke/CO detectors were present, but did note the installed detectors appeared older and some were missing in required areas. Recommend installation of new detectors in all required areas for safety. Smoke & CO detectors should be located on each level of the home including the basement & garage, plus smoke detectors should be located in each bedroom and CO detectors in each room with a gas/wood/oil combustible appliance and outside of sleeping areas for safety. All detectors should be installed in accordance with the manufacturer’s recommendations and be UL listed and approved. The detectors should be tested monthly and batteries replaced annually for safety. Also it is recommended to replace CO detectors every 3-5 years and smoke detectors every 7-10 years.
The stairs in the condo were missing a handrail. Current generally accepted safe building standards are for any stairs with more than 3 steps to have a continuous, graspable handrail with returns. Recommend installation via qualified contractor for safety.
The middle, fixed, vinyl frame, double pane, window had apparent condensation between the panes of glass indicative of a broken seal (loss of thermal efficiency). Recommend further evaluation via qualified window contractor to determine if replacement is needed.
The closets in the property had exposed light bulbs which is a potential shatter/fire hazard. The bulb should be covered with a protective plastic globe cover or replaced with a flush mounted light fixture for safety. Recommend repair or replacement via qualified contractor to limit potential safety risks.
The ventless gas burning fireplace did not function properly (pilot would light, but was unable to get the flames to turn-up). Recommend further evaluation via qualified fireplace contractor to determine repairs needed. The gas shut-off and control panel/lighter was located at the base of the fireplace. It is advised to install a low level carbon monoxide detector close to the fireplace for added safety.
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