Home Inspection Report

Answers come from your report text only and are a reading aid, not a second opinion. For anything urgent, contact your inspector.

• 1. Asphalt shingles at end of serviceable lifeMajor concernRoof covering · South slope
• 2. Main sewer line has a low spot holding water and heavy scaleMajor concernMain sewer line · Front yard, 34 to 41 feet from the cleanout
• 3. Double-tapped breaker in main panelSafety concernElectrical panel · Garage, main panel
• 4. No GFCI protection at two exterior receptaclesSafety concernElectrical receptacles · Rear patio and side yard
• 5. Single roof vent for the attic volumeAttention recommendedAttic ventilation · Attic, ridge area
• 6. Sealant failing at three window perimetersAttention recommendedWindows · West elevation
• 7. Corroded P-trap and active seepage at the kitchen sinkAttention recommendedKitchen drain · Kitchen, under sink
• 8. TPR discharge pipe terminates above the floorAttention recommendedWater heater · Garage
• 9. Cooling condensate secondary pan lacks a float switchAttention recommendedAir conditioning · Attic air handler
• 10. Garage fire separation door lacks self-closing hardwareAttention recommendedGarage · Garage to laundry door
• 11. Attic insulation displaced near the hatchMaintenanceAttic insulation · Attic, north of hatch
• 12. Downspouts discharge against the foundationMaintenanceSite grading and drainage · North and east elevations
• 13. Vegetation in contact with the wall claddingMaintenanceExterior cladding · South elevation
• 14. Hose bib lacks a backflow preventerMaintenanceExterior plumbing · Rear elevation
• 15. Dryer vent duct is flexible foilMaintenanceLaundry · Laundry closet
• 16. Hairline crack at the slab edgeInformationalFoundation · Northeast corner
• 17. Furnace serviced in 2024InformationalHeating · Attic air handler
• 18. Microwave vents to the interiorInformationalKitchen appliances · Kitchen

4 of 18 items selected. This is a negotiation summary, not a second report.

Limitations & exclusions

Areas that could not be inspected, and the reason recorded on site.

• The attic space above the garage was not entered: no safe access point was available.
• The in-ground sprinkler system was not evaluated: the controller was locked.
• The fireplace flue was inspected from the firebox only: no roof-level flue camera was run.
• Areas concealed by stored goods, wall and floor coverings, or insulation were not inspected.
• Water quality, mould, radon, asbestos, lead and pest activity are outside the scope of this inspection.

• Asphalt shingles at end of serviceable life

  Major concern

  South slope

  Widespread cupping, granule loss and three cracked tabs were noted on the south slope. Sealant at the metal flashing has failed in two places. The covering appears original to the 1998 construction.

  Have a licensed roofing contractor evaluate the covering and budget for full replacement. Repair the flashing sealant now to limit water entry in the interim.

  InterNACHI · SOP 3.1

  

• Single roof vent for the attic volume

  Attention recommended

  Attic, ridge area

  One static roof vent serves roughly 1,150 square feet of attic. Attic air temperature measured 128 F with soffit intake open, and the underside of the sheathing showed light heat staining without moisture.

  Have a roofing contractor add exhaust venting to reach roughly 1 square foot of net free area per 150 square feet of attic floor.

  InterNACHI · SOP 3.11

• Attic insulation displaced near the hatch

  Maintenance

  Attic, north of hatch

  Batt insulation is pushed aside over roughly 20 square feet near the access hatch, leaving joists and drywall exposed. Remaining coverage is even at approximately R-19.

  Redistribute the batts to full coverage and add a weatherstripped, insulated hatch cover.

  

• Downspouts discharge against the foundation

  Maintenance

  North and east elevations

  Two downspouts release within 6 inches of the foundation wall. Soil at the north corner is settled roughly 1 inch below the surrounding grade and holds a shallow depression.

  Add extensions to carry roof water at least 4 feet from the foundation, then regrade the settled area to fall away from the slab.

• Vegetation in contact with the wall cladding

  Maintenance

  South elevation

  Shrubs are growing within 12 inches of the brick veneer and touch the weep screed in two places, holding moisture against the wall and restricting airflow.

  Trim vegetation back to at least 18 inches from the cladding and maintain that clearance.

• Sealant failing at three window perimeters

  Attention recommended

  West elevation

  Perimeter sealant at three west facing windows is cracked and separated from the brick, leaving open joints up to 3/16 inch. No interior staining was visible below these openings.

  Remove the failed sealant and reseal the perimeters with an exterior grade elastomeric sealant.

  InterNACHI · SOP 3.4

• Hairline crack at the slab edge

  Informational

  Northeast corner

  A vertical hairline crack roughly 1/16 inch wide runs through the exposed slab edge at the northeast corner. No displacement, no interior sympathetic cracking, and all doors latched normally.

  Monitor the crack. If the width increases or interior cracking develops, have a structural engineer evaluate.

  InterNACHI · SOP 3.2

  

• Main sewer line has a low spot holding water and heavy scale

  Major concern

  Front yard, 34 to 41 feet from the cleanout

  A camera scope was run 61 feet from the exterior cleanout to the city tap. The line is original cast iron. Between roughly 34 and 41 feet the camera showed standing water approximately one third of the pipe diameter, a classic belly, with heavy scale and rust tuberculation narrowing the interior throughout that run. Two fine root intrusions were seen at a joint near 38 feet. Flow cleared slowly after a fixture flush rather than draining freely.

  Have a licensed plumber re-scope and locate the belly, then price a repair. Options usually range from hydro jetting and root cutting for short term relief to spot replacement or lining of the affected 7 foot run. Because this section holds waste rather than draining, expect repeat backups if it is left as found. Obtain the plumber's evaluation during the option period.

  InterNACHI · SOP 3.7

  

• Corroded P-trap and active seepage at the kitchen sink

  Attention recommended

  Kitchen, under sink

  The metal P-trap is heavily corroded at the slip joint and the cabinet base below shows white mineral staining with a damp ring. Moisture meter read elevated at the cabinet floor. The trap dripped during a two minute drain test.

  Have a licensed plumber replace the trap assembly, then allow the cabinet base to dry and monitor for further staining.

  InterNACHI · SOP 3.7

  

• Hose bib lacks a backflow preventer

  Maintenance

  Rear elevation

  The rear hose bib has no vacuum breaker fitted. Pressure at this bib measured 62 psi.

  Fit a hose bib vacuum breaker to protect the potable supply from back siphonage.

• TPR discharge pipe terminates above the floor

  Attention recommended

  Garage

  The temperature and pressure relief discharge pipe ends roughly 30 inches above the slab rather than within 6 inches. The pipe is correctly sized and made of copper with no reduction in diameter.

  Extend the discharge pipe to terminate within 6 inches of the floor, sloped for drainage, with no threads at the end.

  InterNACHI · SOP 3.8

  

• Cooling condensate secondary pan lacks a float switch

  Attention recommended

  Attic air handler

  The air handler sits in a secondary drain pan with no safety float switch installed. The primary condensate line drained clear during the inspection, with a 19 degree split measured across the coil.

  Have an HVAC contractor add a float switch to the secondary pan so a blocked primary line shuts the system down before water reaches the ceiling.

  InterNACHI · SOP 3.5

• Furnace serviced in 2024

  Informational

  Attic air handler

  A service sticker dated March 2024 was present. The furnace responded normally to the thermostat, reaching a 42 degree temperature rise, and the heat exchanger showed no visible cracking at accessible areas.

  Continue annual servicing before each heating season.

• Double-tapped breaker in main panel

  Safety concern

  Garage, main panel

  Circuit 14 has two conductors landed under a single breaker terminal that is not rated for two conductors. Both conductors are 12 gauge copper.

  Have a licensed electrician correct the connection with a listed pigtail or a separate breaker. This is a fire risk and should be addressed before occupancy.

  InterNACHI · SOP 3.6

  

• No GFCI protection at two exterior receptacles

  Safety concern

  Rear patio and side yard

  Two exterior receptacles are standard devices with no GFCI protection at the device or upstream at the panel. Both tested live with correct polarity.

  Have a licensed electrician provide GFCI protection at these locations.

  InterNACHI · SOP 3.6

• Garage fire separation door lacks self-closing hardware

  Attention recommended

  Garage to laundry door

  The door between the garage and the laundry room is solid core and in good condition but the self-closing hinge has been removed and the door stood open on its own.

  Refit self-closing hardware so the fire separation between garage and living space stays closed.

  InterNACHI · SOP 3.10

• Microwave vents to the interior

  Informational

  Kitchen

  The over-range microwave recirculates through a charcoal filter rather than venting outside. It operated normally and the light and fan responded.

  No repair needed. If outside venting is preferred, an appliance installer can advise on ducting through the exterior wall.

• Dryer vent duct is flexible foil

  Maintenance

  Laundry closet

  The dryer exhaust uses flexible foil duct with a compressed bend behind the appliance. Lint accumulation was visible at the connection.

  Replace with smooth wall rigid metal duct and clean the run. Keep the transition as short and straight as practical.

Approval & signatures

Inspection agreement · Marina Whitlock

Aug 13, 2026, 4:20 PM

Report approval · Marina Whitlock

Aug 18, 2026, 6:05 PM