I am buying my first home and just received the inspection report. The following items were listed as the most serious by the inspector. I have no idea how worried to be about some of them. My primary concerns are obviously liability and major repairs. The purchase price of the home is $452,500. Any suggestions on how much credit I should ask for and/or requests for repairs to be made would be greatly appreciated. Or are these so serious that I should back out of the deal?
3.2. There are yard walls installed against the adjacent
structure. Without provisions for adequate drainage these
planters hold moisture / soil close to the exterior wall, interior
framing, interior wall coverings and foundation. In the course
of time, this condition may contribute to interior wall framing
damage, mold, moisture penetration / damage to interior
flooring and in the long-term, possible differential settlement
of the foundation.
Page 9 Item: 8 Subsurface
8.5. At the time of the inspection, there was much water
draining from the rear subsurface drainage system suggesting
that there may be overwatering or an underground leak of
Page 10 Item: 11 Block Wall 11.3. Fence height between this yard and the next door
pool/spa area was too low as per local building standards.
Fencing which leads to a yard which posses a swimming pool
must not be lower than 60 inches with no gaps less than 2
inches below the fence. In addition, when a yard wall
intersects against a pool barrier, the wall at that specific
location must remain 60 inches height.
11.4. There is a large tree adjacent to the block wall that
appears to have affected the block wall. Significant cracking
was noted as a result. We recommend the further review,
advice and services of a masonry contractor.
Page 16 Item: 7 Glass Doors 7.1. There are no glass doors installed on the fireplace. This
fireplace may have been tested with doors in which case
doors would be required, in accordance to manufactures
standards. For this condition, we suggest a more in-depth
examination, including any potential repairs. We suggest
further assessment and advice by a qualified fireplace
Page 19 Item: 5 Zero Lot 5.2. The buyer should be aware that the soil in his/her yard is
higher than the weep screed on the adjacent structure, next
door. The soil level is suggested to be at least 6 inches below
the weep screed so moisture does not enter into the dwelling.
Page 21 Item: 4 Concrete Tile
Flashings & Vent
4.3. We observed pan flashing which was cut short at the rear
of the house and does not overhang the eave or fascia. Over
time, this condition may contribute tot he premature
deterioration of any wood-work below the flashings.
Page 22 Item: 5 Water Pressure 5.2. As the static water pressure of the supply plumbing
system exceeds 80 pounds per square inch (psi). It would be
wise to (install) or adjust the pressure regulator. Otherwise,
the plumbing system may be prone to leaks in piping, fittings
or other equipment. The water pressure was taken from the
rear of the house at the nearest accessible hose bib.
Note: We cannot determine which hose bibs are regulated
and which are not regulated.
Page 28 Item: 10 Equipotential
10.1. We were unable to verify a bonding jumper at the main
gas meter or piping as per some local building standards. A
ground source that bonds the gas piping to eliminate the
potential for injury should the system become energized.
Heating System A
Page 32 Item: 10 Condensate 10.1. The primary condensate pipe may be blocked judging
by the water leaking from the secondary drain pipe. The
primary condensate line should be tested and if need be, the
coil should be serviced.
Air Conditioning A
Page 33 Item: 3 Air Conditioner
3.4. The condensing coil may be contaminated by dirt, lint
Page 34 Item: 6 Air Conditioner
6.1. The air-conditioning responded and cooled, however, the
unit achieved a low differential temperature split between the
air entering the system and that coming out. Our test of the
system is a basic test which we use to determine the
efficiency of the unit at the time of the inspection. The split
was low enough that we feel the system should be evaluated
and likely serviced.
Page 38 Item: 11 Smoke Detectors 11.1. There were non operational smoke detectors found at
the master and upper south bedrooms at the time of the
inspection. Current building standards require operational
detectors to be in each sleeping room, as well as, hallways.
Page 38 Item: 13 Stair Treads and
13.1. The treads and risers are not uniform and could prove
to be a trrip-hazard. The treads are those components on
which a person steps, and which, for safety reasons, should
be a minimum of 10 inches. R3188.8.131.52 Tread depth. The
minimum tread depth shall be 10 inches (254 mm).
13.2. The nosing is short in accordance to building code.
R3184.108.40.206 Profile. The radius of curvature at the nosing shall
be no greater than 9/16 inch (14 mm). A nosing not less than
3/4 inch (19 mm) but not more than 11/4 inches (32 mm) shall
be provided on stairways with solid risers. The greatest nosing
projection shall not exceed the smallest nosing projection by
more than 3/8 inch (9.5 mm) between two stories, including
the nosing at the level of floors and landings. Beveling of
nosings shall not exceed 1/2 inch (12.7 mm).
Page 46 Item: 4 Garage Separation
Wall and Ceiling
4.2. Sealant is recommended around pipes or other
penetrations within the separation wall in order to maintain the
integrity of the fire rated wall. This separation wall is
suggested to be complete and without any breach.
Page 46 Item: 8 Vehicle Door 8.2. The main garage vehicle door is damaged. The panels
on the garage door were bent and in need of repair or