These are excerpts from real reports, documented during actual home inspections.
The gutter along the back of the house has negative slope that allows water to build up and run over the edge on the driveway side. It looks as though the downspout was modified to drain at the middle of the gutter run, and the slope was never corrected to accommodate this. Both sides should slope to the downspout instead of sloping all the way to one end of the building. This problem is being made worse by the flatwork (driveway/sidewalk) that is sloped into the house. The sealant that was applied to these areas of the concrete was likely done because of this issue. This corner of the basement has active moisture intrusion. Fixing these issues can be tricky but a plan may outline as follows:
Fix the gutter slope to the downspout and make sure that the downspout drain is functioning as intended. Test with a hose to be sure it doesn’t back up (if the pipe is crushed).
Have the section of concrete lifted or repoured to maintain a slope away from the house
If the problem persist after these repairs, your options may include:
Having drainage pipes repaired or replaced so that rain water is adequately carried away from the foundation
Having a perimeter drain installed to a sump pit to discharge the water at the foundation.
Having the exterior foundation excavated to apply a waterproofing system (extreme cases)
The southwest corner was also observed to have moisture. This portion of the basement is finished, so the inspection was limited. The area in question shows staining and set off the moisture meter. A major contributing factor would be the front stoop, which is sloped into the house. Minor step cracking was also observed in the utility closet that is likely cause by the mismanaged moisture (expansive soil at the foundation).
Although I personally believe these conditions are generally minor, this should be fully evaluated by a qualified professional to design a repair for proper water diversion. The main concern here is the moisture intrusion, everything I’ve highlighted are symptoms leading back to that as the main problem.
The 1 1/2 inch PVC waste line that serves the kitchen sink is run below the joists, above the drop ceiling in the basement. The slope goes down, and then back up to clear the basement wall. This will cause water to sit in that run of pipe constantly. This can eventually lead to a leak at a joint or coupling, and can also lead to slow draining of the sink. This can also lead to a blockage or a buildup of debris in the low area. It is recommended to have this waste line reinstalled with proper slope to avoid these problems.
Some rolled copper waste lines are known to be problematic with leaks.
Repairs are needed to the masonry chimney. Although none of these issues are severe in nature, there are enough minor issues that I believe it is warranted to label this a major concern. The conditions noted here could increase the risk of moisture control problems related to the chimney. Neglecting maintenance on masonry chimneys can also lead to loose or damaged bricks and eventually a failing masonry system. Hire a licensed masonry contractor to further evaluate and repair the masonry chimney as recommended. Examples of observations noted during inspection include:
Holes in the flashing system.
Flashing may not be embedded properly.
Chimney cap appears to be lifted, allowing moisture penetration.
Chimney cap has cracks, some sealed and some not.
The chimney cover screws were never installed on one cover. This is just lazy.
The sheathing immediate to the chimney shows signs of water staining.
The moisture level in the sheathing immediate to the chimney in the attic read just over 15%.
The sheathing immediate to the chimney in the attic has holes open to the outside as well.
Recommendation: Considering all these findings, I recommend having the flashing system evaluated by a qualified professional.
Repairs are needed to the deck on this building. Options include a full re-building or implementing repairs as deemed feasible to prolong the safe useful life of the deck. Examples of specific observations noted during the inspection include:
The deck is sloped towards the house. This is problematic because it will catch all the rain within its footprint and bring it right to the house. This is likely contributing the moisture problems in the basement, and possibly the cracks in the blockwork. Recommend evaluation by a qualified contractor.
HVAC DUCTWOK REPAIRS
Extensive ductwork corrosion was noted during the inspection. These repairs are critical for the efficiency of your heating and cooling system.
Recommendation
- I recommend additional inspection and repair of the heating ductwork system by a qualified heating and cooling contractor. Implement repairs as recommended to ensure reliable performance.
Eliminate wood / soils contact at the fencing to eliminate a condition conducive to wood destroying organisms. Often, gravel is used as back fill against a fence. This acts as a capillary break and helps keep the base of the wood dry.
This fence is built with 2 rails as opposed to 3. This may be structurally deficient. Monitoring the condition is recommended.
WINDIOW REPAIRS NEEDED
All of the windows in this building are old windows that require maintenance and repair. You need to decide how you want to approach the windows in this building, as they are generally older and do not comply with modern standards for safety glass and energy efficiency. Repairs can be made on an as-needed basis, and efficiency can be added with storm windows and curtains. Existing windows that have character are often worth preserving and restoring, whereas windows that are in worse condition and have less character may be good candidates for replacement. The windows are in poor condition.
- Some windows had broken latches.
- Some windows were painted shut.
- Some windows were difficult to operate.
The exhaust ductwork for the bathroom and kitchen fans are disconnected in the attic and requires repair to ensure fan exhaust is properly venting to the exterior. Having exhaust fans venting into the attic can cause lead to seasonal condensation and moisture controls problems and could damage the attic building materials. Repair to ensure proper discharge of air to the exterior and be sure exhaust ductwork is insulated to R-8 or better to reduce risks of seasonal condensation.
The flue damper for the fireplace is damaged and requires repair. The current configuration will allow extensive heat loss. Hire a licensed mason or chimney sweep to further evaluate and repair.
Water Not Hot Enough – The water does not run hot enough at the tap. At the time of the inspection, the water at the kitchen sink did not measure above 88 degrees Fahrenheit. The the ideal temperature should be 120 degrees for sanitary needs as well as comfort for bathing. The hot water tank was set to the highest setting. The tenants said the tank was replaced a few months prior. Judging by the age of the tank, this could mean that the tank that was installed was a previously used tank. Calcium build up in the bottom of an old hot water tank can prevent the water from being suitably heated. A faulty install or incorrect plumbing work could also lead to the water not being hot enough.
The tenant said that a plumber was supposed to arrive later that day to look into the plumbing matters. It is my suggestion that you follow up with the owner to see if the matters were resolved.
– The toilet in the upstairs unit needs a new flush assembly. It is also running constantly which is likely due to a faulty flapper. The water supply shut off valve was not functional and was difficult to turn.
– The kitchen sink in the upstairs unit was not functional and may need repairs.
– Bathtub area needs cleaning and maintenance to seal from moisture intrusion.
– Bathtub faucet handle is missing
– Area on the floor by the bathtub shows signs of previous moisture damage. This area tested dry on the day on the inspection.
It is recommended to have all these evaluated and repaired by a qualified professional.