Residential Property Inspection

Observation

Curling and granule loss were observed across a majority of asphalt shingles on the south-facing roof plane. Granule accumulation was present in the gutter trough below. Shingle edges lifted under light hand pressure at three sampled locations. No active leak, interior staining, or daylight penetration was observed at the time of inspection.

Why it matters

Granule loss exposes the asphalt mat to ultraviolet degradation, which accelerates further deterioration. The south-facing plane receives the greatest solar load and typically fails first. Remaining service life is estimated at three to five years under normal weather conditions.

Observation

The downspout at the northeast corner terminates directly at grade with no extension or splash block. Soil erosion was visible in a shallow channel running toward the foundation wall. An adjacent crawlspace vent sits approximately 18 inches from the discharge point.

Why it matters

Concentrated roof runoff discharging at the foundation is a common contributor to hydrostatic pressure, foundation movement, and crawlspace moisture. The proximity of the crawlspace vent creates a direct path for water entry during heavy rainfall.

Observation

The counter-flashing at the chimney base shows separated and cracked sealant along the north and east faces. A gap of approximately 4 mm was measured at the northeast corner. Minor rust staining was present on the step flashing below.

Why it matters

Chimney flashing is among the most frequent points of roof water entry. Separated sealant permits water to track behind the counter-flashing and into the roof structure, where damage can progress without visible interior evidence for extended periods.

Observation

Two vinyl siding panels on the south elevation show cracking consistent with impact damage, located approximately 30 inches above grade near the driveway. The weather-resistive barrier behind the damaged panels appeared intact where visible through the cracks.

Why it matters

Cracked cladding permits wind-driven rain to reach the weather-resistive barrier and sheathing. The condition is cosmetic in the near term but will admit moisture over time.

Observation

A vertical crack measuring approximately 1.6 mm at its widest point was observed in the poured concrete foundation wall at the northwest corner of the basement, extending from approximately 14 inches below the sill plate to within 8 inches of the slab. No lateral displacement was measured across the crack. No efflorescence, staining, or active water intrusion was visible at the time of inspection.

Why it matters

Vertical cracks of this width in poured foundations are commonly associated with concrete shrinkage during curing and are not typically structural. However, width change over time is the indicator that distinguishes shrinkage cracking from active movement, and that determination requires monitoring rather than a single observation.

Observation

A 2x10 floor joist in the central crawlspace bay has been notched on its lower edge to approximately 4 inches depth to accommodate a drain line. The notch is located near mid-span. No sag, splitting, or deflection was measured at the time of inspection.

Why it matters

Notching the tension edge of a joist near mid-span removes a disproportionate share of its bending capacity. Conventional framing practice limits notch depth and prohibits notching in the middle third of the span entirely. The condition reduces the joist's factored capacity and may allow deflection to develop under sustained load.

Observation

Slight deflection was observed in two rafters above the main bedroom, estimated at under 1/2 inch across the span. Collar ties are present and fastened. No cracking, splitting, or bearing displacement was observed. Sheathing above the affected rafters was sound with no delamination.

Why it matters

Deflection of this magnitude in a roof structure of this age is typically long-standing and non-progressive. It is recorded here as a baseline observation rather than a defect requiring correction.

Observation

Two circuit breakers in the main service panel were found with two conductors terminated under a single breaker lug. The breakers in question are not listed for multiple conductor termination. The affected breakers serve the kitchen small-appliance circuit and a basement lighting circuit.

Why it matters

A breaker lug not rated for two conductors cannot reliably maintain clamping force on both. The resulting loose connection generates heat under load, and this configuration is a recognised cause of panel fires. The condition is present on a circuit that regularly carries substantial load.

Observation

Receptacles serving the kitchen counter (three locations), the main bathroom vanity, and the basement bathroom vanity tested without ground-fault circuit interrupter protection. Testing was performed with a plug-in GFCI tester at each location.

Why it matters

GFCI protection interrupts current on detection of a ground fault, and its absence at wet locations removes the primary protection against electrocution in the areas where that risk is highest. This is a life-safety provision rather than a code-compliance formality.

Observation

The exterior receptacle on the rear wall adjacent to the patio door is missing its weatherproof in-use cover. The receptacle itself is GFCI-protected and tested correctly. Minor corrosion was visible on the mounting strap.

Why it matters

An uncovered exterior receptacle admits moisture to the device and box, which promotes corrosion and can eventually defeat the GFCI device it depends on for protection.

Observation

The temperature-pressure relief valve discharge pipe terminates approximately 8 inches above the floor. The customary maximum termination height is 6 inches. The pipe is correctly sized, is of approved material, and runs downward without traps.

Why it matters

A discharge pipe terminating too high above the floor increases the risk of scalding spray reaching a person standing nearby during a relief event. The remainder of the installation is correct.

Observation

Green corrosion product was observed at the packing nut of the main water supply shutoff valve. The valve body is dry, and no active drip was observed during a 20-minute observation period. The valve was not operated during the inspection.

Why it matters

Corrosion at the packing nut indicates a past or intermittent weep. Gate valves of this age commonly fail to seat fully when operated after long periods of inactivity, which can leave a property without a functioning main shutoff during an emergency.

Observation

The kitchen sink drain is configured as an S-trap, with the trap arm turning vertically downward without an intervening vent connection. No vent was visible within the cabinet.

Why it matters

An S-trap is prone to siphoning its own water seal as waste discharges, which allows sewer gas to enter the living space. The condition is intermittent by nature and may not be apparent to occupants until the seal is lost.

Observation

The furnace filter was visibly clogged with dust and lint, substantially restricting airflow. The unit's manufacturer data plate indicates a manufacture date of 2010, giving an approximate age of 16 years. The heat exchanger was not accessible for direct visual inspection. The unit responded to thermostat call and produced heat during the inspection.

Why it matters

A restricted filter reduces airflow across the heat exchanger, which raises operating temperatures and shortens equipment life. At 16 years the unit is at or near the end of typical service life for forced-air furnaces, and the heat exchanger condition cannot be confirmed without disassembly.

Observation

The single-wall metal vent connector between the furnace and the chimney thimble is separated at the second joint from the appliance. A visible gap of approximately 10 mm is present around the full circumference. No fasteners were present at the joint. Light soot deposits were observed on the surface below the separation.

Why it matters

A separated flue vent connector permits combustion products, including carbon monoxide, to spill into the occupied basement rather than venting to the exterior. Soot deposits indicate that spillage has already occurred. This is an immediate life-safety condition.

Observation

A flexible supply duct serving the west bedroom is disconnected at the plenum takeoff and is discharging conditioned air into the crawlspace. The duct is otherwise intact and insulated.

Why it matters

Conditioned air discharged into a crawlspace is entirely lost, raising energy cost and leaving the served room under-conditioned. Positive pressure in the crawlspace also drives moisture-laden air into the floor assembly.

Observation

Blown cellulose insulation in the attic measures between 5 and 7 inches in depth across sampled locations, corresponding to approximately R-20. Coverage is uneven, with thin areas at the perimeter above the top plates. Baffles are present at the eaves and are unobstructed.

Why it matters

Insulation depth below current recommendations increases heating and cooling cost and contributes to uneven interior temperatures. It is an efficiency consideration rather than a safety or structural one.

Observation

The main bathroom exhaust fan duct terminates inside the attic space rather than at an exterior termination. Moisture staining and light mould growth were observed on the sheathing within approximately three feet of the duct outlet.

Why it matters

Discharging humid air into an unconditioned attic condenses moisture on cold sheathing, producing the staining and growth observed. Continued operation will progressively damage the sheathing and may affect insulation performance.