SUMMARY 1234 Main St.Severn Buyer Name 02/20/2018 9:00AM

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1 SUMMARY 1234 Main St.Severn Buyer Name 02/20/2018 9:00AM Henry Toman MD License st American Home Inspection, LLC The summary is meant to organize the defects or important repairs needed in the home. Most anything can be repaired in a home, although some repairs can be very expensive to complete. Generally, normal maintenance issues are left out of the summary unless they would lead to water leaks or expensive repairs if not completed in a timely way. Roof maintenance issues will be included in the summary because of the severe damage that may be caused by the neglect of roof maintenance. Please Read The Entire Report There is important information about home maintenance, materials used in the construction of this home, and appliance use and maintenance that should be read to gain an understanding of how to care for your home. Qualified Contractors Qualified contractors should be properly licensed and insured in the state of Maryland. Documentation of repairs to include the contractor's invoice, details of work completed, contact information and license number should be provided for the buyer s records. Recommended Contractors Any contractor recommendations are made for my client's or their agent's convenience. I do not accept kickbacks or referral fees from any contractors, EVER Roof Covering FACE NAILED SHINGLES FRONT PORCH ROOF Shingles have been face nailed and the nail heads are exposed. This condition may allow water leakage and structural damage if not corrected. Contact a qualified roofing professional Roof Covering PAST REPAIRS FRONT PORCH, LOWER REAR ROOF There appeared to be one or more areas that have been repaired. The repairs looked to be correctly done. Recommend monitoring. 1st American Home Inspection, LLC Page 1 of 18

2 Front Porch Lower Rear Roof Flashing / Penetrations CORRODED FLASHING REAR LOWER ROOF Flashing is corroded in places. This may not cause leakage but the flashing may need to be replaced in the near future. Contact a qualified roofing professional Flashing / Penetrations BURIED HEADWALL FLASHING FRONT PORCH Headwall flashing is buried and the shingles have been face mailed. The nail heads should be sealed. This condition may allow leakage if not corrected. Contact a qualified roofing professional Drainage System DISCHARGES TO FOUNDATION RIGHT FRONT, RIGHT REAR CORNERS Downspouts discharge next to the foundation and should take water at least several feet away from the home. This is the most common cause of foundation damage and wet basements. Contact a handyman or DIY project 1st American Home Inspection, LLC Page 2 of 18

3 3.2.1 Steps / Porch / Deck TOP STEP EVEN WITH THRESHOLD REAR The top step is even with the door threshold. A threshold at an uncovered door should be at least 2 inches higher than the exterior surface to prevent water intrusion from rain and melting snow. This condition may cause water damage to the door frame and structure if not corrected. Contact a qualified concrete contractor Steps / Porch / Deck LOOSE HANDRAILS FRONT PORCH The loose handrail at this stairway should be secured to allow for safe usage. Contact a qualified carpenter. Safety Issue Doors / Windows WATER DAMAGED DOOR REAR DOOR The door has been damaged by water. This condition may worsen if not corrected. Contact a qualified carpenter Doors / Windows PAST REPAIRS TO DOOR FRAME REAR DOOR The door frame has been repaired in the past. This type of repair is usually due to water damage. Recommend monitoring. Past repair Siding / Trim / Flashing 1st American Home Inspection, LLC Page 3 of 18

4 3.4.1 Siding / Trim / Flashing WEEP HOLES MISSING OR COVERED FRONT Weep holes at the base of the brick veneer were missing or covered with soil. This condition does not allow for proper ventilation of the space between the brick face and the exterior wall framing. Your inspector cannot see beyond the brick to know exactly how it was installed and the photos represent the typical best practice for installation. Contact a qualified siding specialist Siding / Trim / Flashing WATER DAMAGED TRIM UNDER PAINT Water damage has been painted over at one or more places. Areas repaired with wood filler or putty have been temporarily repaired and will need to be replaced at some point. This condition indicates a period of neglect Siding / Trim / Flashing CRACKED LOOSE PARGING REAR A licensed contractor, probably a mason, should repair the cracked and loose parging on the home foundation to prevent further deterioration Grading / Trees / Shrubs VINES GROWING ON HOME Vines growing on the home may allow moisture and/or pest intrusion and premature deterioration of the materials. Contact a qualified landscaper or gardener. 1st American Home Inspection, LLC Page 4 of 18

5 3.6.1 Shed FRAMING IN CONTACT WITH SOIL SHED The floor framing of the shed is in contact with the soil. This condition will allow premature deterioration of the framing if not corrected. Contact a qualified grading contractor Shed OVERGROWN WITH VINES SHED The shed is overgrown with vines. This condition may allow moisture and pest intrusion if not corrected. Contact a qualified carpenter Shed ROOF LEAK IN SHED SHED There are water stains on the roof sheathing. This portion of the roof is covered with vegetation. Contact a qualified roofing professional Shed TRIM NEEDS PAINT SHED Exterior trim on the shed needs a coat of paint to prevent premature 1st American Home Inspection, LLC Page 5 of 18

6 Exterior trim on the shed needs a coat of paint to prevent premature deterioration of the materials. Contact a qualified painter Floor Structure LOW SPOT IN SUB-FLOOR DINING ROOM There is a low spot in the sub-flooring. This may be a low floor joist or a depression in the sheathing between the joists. Contact a qualified carpenter Floor Structure ADJUSTABLE SUPPORT COLUMN NOT SECURED CRAWLSPACE One or more adjustable support columns are not fastened properly to the floor joists or cement pad supporting it. This condition may allow the column to move out of place and structural failure might result if this condition is not corrected. Contact a foundation contractor. Column should be secured top and bottom All four holes should have fasteners All four holes should have fasteners 1st American Home Inspection, LLC Page 6 of 18

7 All four holes should have fasteners All four holes should have fasteners Floor Structure BEAM POORLY SHIMMED A beam supporting the floor joists is not properly shimmed. This condition may allow the beam to crush the shim or enfold the shim making it useless. Contact a qualified carpenter. This area should have proper shims Floor Structure CRACKED FLOOR JOIST There is a cracked floor joist. This condition may worsen and lead to failure of the joist and inadequate support for that area of the floor. Contact a qualified carpenter Insulation Condition NO HATCH INSULATION Insulation is missing at the attic hatch. This will result in energy loss and higher heating and cooling bills. Contact a qualified insulation contractor Insulation Condition LOOSE OR DAMAGED INSULATION CRAWLSPACE UNDER THE PRIMARY STRUCTURE AND REAR ADDITION Insulation was loose or damaged. This condition will cause energy loss and higher heating and cooling bills. Contact a qualified insulation contractor. 1st American Home Inspection, LLC Page 7 of 18

8 5.3.1 Ventilation / Exhaust Fans FLAPPER MISSING EXTERIOR VENT LEFT SIDE The flapper that prevents back-drafting of exterior vents and helps to keep pests out is missing at one or more vents. This condition will allow cold air and pests into the vent if not corrected. Contact a qualified siding specialist Ventilation / Exhaust Fans RECOMMEND BIRD GUARD LEFT SIDE A bird guard or at least wire mesh should be added to keep pests out of one or more vents. Contact a handyman or DIY project Walls / Ceilings / Floors SETTLEMENT DAMAGE MASTER BEDROOM CLOSET This may be related to the conditions in the crawlspace but appears Contact a qualified drywall contractor Windows / Doors / Closets WINDOW DOESN'T LATCH SUNROOM One or more window latches were not working. This may allow unauthorized access to the home if not corrected. Contact a qualified window repair/installation contractor Cabinets / Countertops 1st American Home Inspection, LLC Page 8 of 18

9 6.3.1 Cabinets / Countertops WRONG FASTENERS Incorrect fasteners were used to mount the wall cabinets. Cabinets may detach from the wall when loaded. Contact a qualified handyman. Safety Issue Smoke Alarms SMOKE ALARMS NOT INTERCONNECTED Smoke alarms were not interconnected. If a fire were to start in the basement the upper smoke alarms would not sound until the smoke rose to those levels Dishwasher DISCHARGE NEEDS HOSE CLAMP The dishwasher discharge hose is missing a hose clamp at the drain connection. This condition may cause leakage, water damage and possibly mold growth if not corrected. A cable tie was used to allow testing of the dishwasher but this is temporary and should be replaced prior to use Dishwasher NEED AIR GAP A licensed plumbing contractor should install an air gap in the dishwasher discharge hose or otherwise correct the installation of the hose to prevent the siphoning of water from the sink into the dishwasher. 1st American Home Inspection, LLC Page 9 of 18

10 7.3.1 Microwave BAD LIGHTS Range hood lights were inoperable at the time of the inspection. The bulb may be burned out, or there may be a problem with the switch, wiring or light fixture. If after replacing the bulb the light fixture still does not respond, the Inspector recommends service by a qualified contractor Range / Cooktop / Oven NO ANTI-TIP Safety Issue SAFETY ISSUE - A qualified contractor should install an anti-tip device to prevent the range from falling forward if too much weight is place on the door. This is an important safety device Refrigerator DOESN'T OPEN FOR FILTER The cover for the water filter does not open completely to allow filter replacement. Contact a qualified appliance repair professional Refrigerator CHANGE FILTER The control panel indicated that the water filter needed to be changed. If the water filter is not changed according to the manufacturer's recommendation bacteria may grow and make the water or ice unsafe for human consumption. The refrigerator make (manufacturer) and model number will usually allow you to easily locate a replacement filter on the internet. Recommended DIY Project Service Panel / Main Disconnect COVER OBSTRUCTED BY TRIM The main service panel cover was obstructed by trim. The panel cover could not be removed for a detailed inspection of the main service panel. Your Inspector recommends: A qualified contractor moves the trim to allow proper access for inspection and future service of the panel. The panel should be evaluated by a qualified electrical contractor when the trim has been moved. All documentation and invoices should be provided to the buyer. 1st American Home Inspection, LLC Page 10 of 18

11 8.2.2 Service Panel / Main Disconnect POOR ACCESS The main service panel was concealed by an access panel that was screwed to the wall. This condition would make it difficult to access in an emergency and should be corrected by a qualified contractor Wiring / Grounding / Junction Boxes CABLES NOT PROPERLY SECURED CRAWLSPACE One or more electrical cables were installed without adequate support. This condition should be corrected to prevent damage to the cable insulation. Contact a qualified electrical contractor Outlets / Lights / Ceiling Fans LOOSE LIGHT KIT ON CEILING FAN MASTER BEDROOM The light fixture installed on a ceiling fan is loose. This condition may worsen and allow the light to fall. This could cause severe personal injury and should be corrected. Contact a qualified electrical contractor. Safety Issue Outlets / Lights / Ceiling Fans MICROWAVE CIRCUIT NOT DEDICATED The circuit for the microwave is not a dedicated circuit. Your Inspector recommends: A qualified electrical contractor installs a dedicated circuit for the microwave including an appropriate receptacle Outlets / Lights / Ceiling Fans NO POWER AT OUTLET REAR GFCI One or more electrical outlets were not energized when tested. No switch was located to energize the outlet. Contact a qualified electrical contractor. 1st American Home Inspection, LLC Page 11 of 18

12 8.4.4 Outlets / Lights / Ceiling Fans FAN WOBBLES HIGH MASTER BEDROOM, LEFT REAR BEDROOM, RIGHT REAR BEDROOM, One or more ceiling fans wobbled when set to high. Balancing kits for ceiling fans are available at most hardware stores. Contact a handyman or DIY project Outlets / Lights / Ceiling Fans MULTIPLE GFCI ON SAME CIRCUIT HALF BATH There are one or more circuits with multiple GFCI protective devices. This means that both GFCI devices must be reset for restoration of service and is incorrect. Contact a qualified electrical contractor Outlets / Lights / Ceiling Fans GFCI ON REFRIGERATOR The electrical receptacle serving the refrigerator is ground fault circuit interrupter ( GFCI ) protected and would leave the refrigerator without power if it were tripped. This condition may lead to spoiled food or possibly medicine if not corrected. Contact a qualified electrical contractor Heating Equipment MINOR EVAPORATOR COIL DAMAGE There is minor damage to the evaporator (indoor) coil. This condition may reduce the efficiency of the equipment. Sometimes the fins can be straightened Contact a qualified heating and cooling contractor Heating Equipment FILTER COVER MISSING SCREW The filter cover is missing. This condition may allow unfiltered air to reach 1st American Home Inspection, LLC Page 12 of 18

13 The filter cover is missing. This condition may allow unfiltered air to reach the coils and cause them to get dirty sooner that necessary. Contact a qualified heating and cooling contractor Heating Equipment HEAT PUMP OUT OF LEVEL LEFT SIDE The heat pump was not level. Over time, this may result in damage to the fan bearings and a shortened fan lifespan, or it may result in movement of the compressor housing which can stress the mounting pads resulting in damage and expensive service. Contact a qualified heating and cooling contractor Heating Equipment INSULATION MISSING OR DETERIORATED Insulation on the air-conditioning suction (large, insulated) line was damaged or missing. This will reduce the overall efficiency of the cooling equipment if not corrected. Contact a qualified heating and cooling contractor Thermostat / Shutoff DISCONNECT OBSTRUCTED LEFT SIDE The disconnect is obstructed. This condition will make servicing the equipment more difficult. Contact a qualified heating and cooling contractor Distribution of Heating / Cooling DIRTY AIR FILTER The air filter for this furnace was dirty and should be changed. Filters should be checked every month and 1st American Home Inspection, LLC Page 13 of 18

14 The air filter for this furnace was dirty and should be changed. Filters should be checked every month and replaced when they are dirty enough to restrict air flow Distribution of Heating / Cooling LOOSE WALL REGISTER MASTER BEDROOM There are one or more loose registers. Contact a handyman or DIY project Water Supply / Piping / Shutoffs LOW WATER PRESSURE UPPER LEVEL There is low water pressure on the upper level Water Supply / Piping / Shutoffs WRONG PIPE HANGERS CRAWLSPACE The wrong pipe hangers were used to support supply pipes. This condition may cause leakage if not corrected Water Supply / Piping / Shutoffs WATER SOFTENER DISCHARGES TO CRAWLSPACE The water softener appears to discharge to the crawlspace. This can cause moisture related problems like elevated humidity in the crawlspace and possibly mold growth if not corrected. 1st American Home Inspection, LLC Page 14 of 18

15 Water Softener Water softener discharge tube? This isn't near the loose tube and I am not certain of the cause but it might be salt Water Supply / Piping / Shutoffs ACTIVE LEAK HOSE SHUTOFF RIGHT SIDE There was an active leak at an exterior hose shutoff. This condition may lead to water damage and possibly mold growth if not corrected Bathtubs / Showers REPLACE CAULK UPPER HALLWAY BATHROOM A licensed plumbing contractor should replace the caulk in the <><><> shower(s) Bathtubs / Showers LOOSE TILES IN BATHTUB SURROUND UPPER HALLWAY BATHROOM There are loose tiles near the faucet. This condition may worsen and allow water leakage if not corrected. Contact a qualified tile contractor Bathtubs / Showers FAULTY TUB STOPPER UPPER HALLWAY BATHROOM One or more bathtub stopper was not working properly. 1st American Home Inspection, LLC Page 15 of 18

16 Bathtubs / Showers LOOSE TILES UPPER HALLWAY BATHROOM Contact a qualified tile contractor Faucets / Sinks / Toilets DAMAGED SINK FAUCET KITCHEN A faucet was damaged. This condition may cause leakage, water damage and possibly mold growth if not corrected Faucets / Sinks / Toilets LEAKING TUB FAUCET HANDLE UPPER HALLWAY BATHROOM The bathtub faucet handle was leaking Faucets / Sinks / Toilets FAULTY SINK STOPPER UPPER HALLWAY BATHROOM One or more sink stoppers were not working when tested Faucets / Sinks / Toilets LOOSE HOSE BIB LEFT SIDE, RIGHT SIDE One or more exterior hose bibs are not properly secured to the structure. This condition may cause damage to the pipes and leakage if not corrected. 1st American Home Inspection, LLC Page 16 of 18

17 Drain, Waste and Vent Piping FAUCET CONNECTED TO DRAIN?? KITCHEN A faucet, the type usually used for filtered water, is connected directly to the drain. As the drain is not pressurized and could not supply the faucet, this condition is useless and should be corrected Drain, Waste and Vent Piping LEAK IN CEILING UNDER BATHROOM KITCHEN There is a leak under one or more bathrooms which became evident while the plumbing was being tested. The specific cause of the leak is unknown to your inspector. This was identified with the thermal imaging camera and confirmed with a moisture meter. This appears to be a slow leak Drain, Waste and Vent Piping CAST IRON CORRODED Cast Iron piping is corroded. This condition will continue to worsen but cast iron lasts a long time Drain, Waste and Vent Piping INADEQUATE SUPPORT FOR DRAIN PIPES CRAWLSPACE The drain pipes are inadequately supported. This condition may cause leakage, water damage, mold or bacterial growth. Cables are attached to some of the pipes adding to the stress placed on the pipes. 1st American Home Inspection, LLC Page 17 of 18

18 Cables attached to poorly supported pipes Water Heating DRIP PAN DRAINS TO CRAWLSPACE The water heater drip pan drains directly to the crawlspace. If the water heater leaks the water (possibly hot water) would leak into the crawlspace and might cause mold growth Sump Pump DISCHARGES TO FOUNDATION RIGHT REAR CORNER One or more sump pump discharge tubes discharges at or near the foundation. This condition may allow water to collect near the foundation and cause water to seep into the home through the foundation. Water collecting near the foundation can also cause damage to the foundation through hydrostatic pressure, wet basements or crawlspaces, water damage and mold growth. This can also cause the sump pump to fail prematurely. When it discharges at the foundation it creates a loop that can damage the foundation and flood the crawlspace Water returns to and is pooling in the crawlspace. Note the dampness on the foundation wall. 1st American Home Inspection, LLC Page 18 of 18