Heave Home Inspectors
Home Inspection Report
654 Birch Lane, Pflugerville, TX, 78660
System health
Inspection Summary
I want to be direct with you: this house needs more than cosmetic work, and several of the items below are safety issues rather than negotiating points.
Start with the electrical panel. It is a Federal Pacific Stab-Lok with 60-amp service, and there is aluminum branch wiring in part of the house. FPE panels have a documented history of breakers failing to trip under load. This is a full panel replacement and a rewiring evaluation, not a repair.
The foundation has horizontal cracking on the north wall. Horizontal cracks are a lateral-pressure failure, which is a different and more serious problem than the vertical shrinkage cracks you'd expect in a house this age. Get a structural engineer — not a foundation repair salesperson — to evaluate this before you remove any contingency.
The rear deck's ledger is not properly attached to the house. Improper ledger attachment is the leading cause of deck collapse. Don't let anyone stand on it until a contractor has looked at it.
There is an active subterranean termite infestation. Mud tubes and damaged framing in the crawl space, alongside standing water, wood-to-ground contact, and wood debris — the conducive conditions that let it happen are still in place, so treatment alone won't hold without correcting the moisture.
Beyond those four: the roof is 22 years old and failing, the crawl space is actively wet with mold present, the furnace and condenser are 24 years old, the supply piping is a mix of galvanized and polybutylene, and there is not a working smoke detector in the house.
None of this makes the house unbuyable. It does mean you should price the work before you commit, and I'd get the engineer's report and a licensed electrician's quote in hand before your option period ends.
Findings
Safety (44)
Mold or mildew on exterior siding is typically a moisture/ventilation issue and can spread if untreated. Recommend cleaning and correcting the moisture source.
Broken or cracked glass is a safety hazard and allows air/water intrusion. Recommend replacement.
Windows that are difficult to open can hinder emergency egress. Recommend servicing hardware/tracks.
Lock/hardware issues on exterior doors are a home security concern. Recommend repair or replacement.
The deck was rated in poor overall condition. Recommend evaluation by a qualified contractor before use, given potential structural and fall-safety concerns.
Missing or loose railings are a fall hazard. Recommend repair or installation immediately.
Baluster spacing over 4" is a fall/entrapment hazard for small children. Recommend correcting spacing.
Trip hazards from uneven or heaved sections should be corrected to reduce fall risk.
GFCI protection is required for kitchen countertop outlets near water sources to prevent electrocution. Recommend a licensed electrician add GFCI protection.
Bathroom mold is a health hazard and a sign of inadequate ventilation. Recommend remediation and improved exhaust ventilation.
GFCI protection is required near bathroom water sources to prevent electrocution. Have a licensed electrician add GFCI outlets or breakers.
Window issues in a bedroom can affect emergency egress. Recommend evaluation and repair.
Vinyl/plastic dryer ducting is combustible and a known fire hazard. Replace with rigid metal duct.
Non-rigid dryer venting (foil or vinyl) is a documented fire hazard. Recommend replacing with rigid metal duct.
GFCI protection is recommended for laundry area outlets near water sources to prevent electrocution. Have a licensed electrician add GFCI protection.
Interior stairs were rated in poor overall condition, which is a fall-safety concern. Recommend evaluation and repair by a qualified contractor.
Uneven floors can be a trip hazard and may indicate structural settlement. Recommend evaluation.
Missing or loose handrails are a fall hazard on stairs. Recommend installation/repair immediately.
The fireplace was rated in poor overall condition. Recommend evaluation by a certified chimney sweep/inspector before use.
The visible chimney was rated in poor overall condition. Recommend evaluation by a certified chimney sweep before use.
Cracks in the firebox can allow heat and flame to reach combustible framing. Recommend evaluation by a certified chimney professional before use.
Creosote buildup is a leading cause of chimney fires. Recommend professional sweeping before further use.
A missing spark arrestor allows embers to escape the chimney, creating a fire risk to the roof. Recommend installation.
Federal Pacific Stab-Lok panels have a documented history of failing to trip during overload, posing a significant fire risk. Recommend replacement by a licensed electrician.
Aluminum branch circuit wiring is associated with overheating at terminations and is a known fire hazard. Recommend evaluation by a licensed electrician, with AlumiConn or COPALUM remediation at all connections.
A panel brand with a documented history of failure was observed. Recommend evaluation and likely replacement by a licensed electrician.
Aluminum branch wiring is associated with overheating at terminations and is a known fire hazard. Recommend evaluation by a licensed electrician.
GFCI protection is required near water sources (kitchens, bathrooms, exterior, garage) to prevent electrocution. Recommend a licensed electrician add GFCI protection.
A missing temperature/pressure relief valve or discharge tube is a safety hazard that can lead to tank rupture. Recommend immediate correction by a licensed plumber.
Visible mold in the attic indicates a moisture/ventilation problem and a health hazard. Recommend remediation and correcting the underlying cause.
Active water intrusion can lead to structural damage and mold growth. Identify the source and remediate promptly.
Visible mold is a health hazard. Recommend remediation by a qualified professional and identifying the moisture source.
The garage door opener's safety reverse mechanism failed testing. The door should automatically reverse when it contacts an obstacle. This is a significant safety hazard — repair or replace the opener immediately.
A garage door opener's safety reverse must engage on contact with an obstacle. This is a significant safety hazard — repair or replace the opener immediately.
Smoke detectors are required in every bedroom, outside each sleeping area, and on every level. Install immediately.
Carbon monoxide is odorless and lethal. Install CO detectors on every level and near all sleeping areas immediately.
Every bedroom must have an egress window or door for fire escape. Recommend correction before use as a sleeping room.
Smoke detectors are required in every bedroom, outside each sleeping area, and on every level. Install immediately.
Carbon monoxide is odorless and lethal. Install CO detectors on every level and near all sleeping areas immediately.
Inadequate egress is a life-safety hazard in the event of a fire. Recommend correction by a licensed contractor.
Handrail or guardrail deficiencies increase fall risk on stairs and elevated areas. Recommend correction immediately.
Evidence of subterranean termite activity was observed. Subterranean termites are the most destructive wood-destroying insect in the U.S. A licensed pest control professional should evaluate and treat promptly.
Standing or ponding water was observed. This promotes WDO activity, wood decay, and mold growth. Drainage should be corrected and any water intrusion source identified and eliminated.
An active wood-destroying organism infestation was identified. Immediate treatment by a licensed pest control operator is strongly recommended. Delaying treatment can result in significant additional structural damage.
Major (14)
Sagging areas may indicate structural framing issues or water-damaged sheathing. Recommend evaluation by a structural engineer or qualified contractor.
Have a structural engineer evaluate before closing to determine whether this is cosmetic or load-bearing.
The foundation was rated in poor overall condition. Recommend evaluation by a licensed structural engineer before closing.
Get a structural engineer's evaluation to determine the scope and cost of any needed repairs.
Horizontal cracks indicate lateral pressure failure and are a serious structural concern. Recommend evaluation by a licensed structural engineer.
Have a licensed structural engineer evaluate before closing. Their report will determine whether repairs are cosmetic or load-bearing and give you a firm cost basis for negotiation.
Stair-step cracks in masonry foundations typically indicate differential settlement. Recommend evaluation by a licensed structural engineer.
Improper ledger attachment is one of the leading causes of deck collapse. Recommend evaluation by a licensed structural engineer or contractor.
Have a qualified contractor verify ledger fastening (lag bolts/through-bolts, flashing) before relying on the deck.
Rot/decay in deck framing or decking reduces load capacity and is a fall hazard. Recommend evaluation and repair by a qualified contractor.
Cracks in the chimney structure can allow water intrusion and may indicate settlement. Recommend evaluation by a qualified mason or structural professional.
60 amp electrical service is generally insufficient for modern household needs and may not meet current code requirements. Recommend evaluation by a licensed electrician and budgeting for an upgrade to at least 100 amps.
The electrical system was rated in poor overall condition. Recommend evaluation by a licensed electrician.
Have a licensed electrician conduct a full panel and wiring evaluation before closing.
Insufficient service capacity may limit future additions (EV charging, HVAC, appliances). Recommend evaluation by a licensed electrician for a potential upgrade.
Open junction boxes expose live connections and are a shock/fire hazard. Recommend covering immediately.
Damaged roof sheathing reduces the structural integrity of the roof deck and often indicates a past or ongoing leak. Recommend evaluation and repair.
Cracks in foundation walls may indicate settlement or hydrostatic pressure. Recommend evaluation by a licensed structural engineer.
Evidence of wood-destroying fungal decay was observed. Decay weakens structural integrity and will progress if moisture conditions are not corrected. Affected wood should be repaired or replaced and the moisture source identified and eliminated.
Minor (66)
The roof was rated in poor overall condition. Recommend evaluation by a licensed roofer to determine repair vs. replacement.
Get 2-3 roofing quotes before closing to establish a firm cost basis for negotiation or budgeting.
Asphalt shingle roofs typically last 15-20 years. Plan for replacement and inspect for active issues.
Budget for roof replacement within 3-5 years. Get 2-3 roofing quotes now while you have negotiating leverage, and re-inspect annually after year 15.
Missing or damaged shingles expose the underlying decking to water intrusion. Recommend repair by a licensed roofer.
Flashing failures at valleys, chimneys, and penetrations are a common source of roof leaks. Recommend repair by a licensed roofer.
Budget for roof replacement in the near term and monitor for active leaks in the meantime.
Gutters were rated in poor overall condition. Poorly functioning gutters can lead to foundation and siding water damage. Recommend repair or replacement.
Sagging sections indicate failing hangers/fasteners and disrupt proper water flow. Recommend repair.
Leaking joints allow water to drip along the fascia and siding rather than draining through the downspouts. Recommend resealing or repair.
Missing sections leave the adjacent siding and foundation unprotected from roof runoff. Recommend completing the gutter run.
Siding was rated in poor overall condition. Recommend evaluation by a qualified contractor to assess repair vs. replacement.
Moisture damage/rot indicates ongoing water intrusion behind the siding. Recommend evaluation and repair by a qualified contractor.
Peeling/flaking paint exposes the substrate to weather and, on older homes, may indicate lead-based paint. Recommend scraping and repainting.
Siding should maintain at least 6" of clearance from soil grade to prevent moisture wicking and wood decay. Recommend re-grading or trimming siding.
Trim and fascia were rated in poor overall condition. Deteriorated trim/fascia can allow water behind siding and into the roofline. Recommend repair.
Soffit was rated in poor overall condition. Recommend evaluation by a qualified contractor for repair or replacement.
Water damage or rot in the soffit indicates roof or gutter drainage issues. Recommend identifying and correcting the source before repairing.
Missing or damaged soffit panels expose the attic/roof framing to pests and moisture. Recommend repair.
Windows were rated in poor overall condition. Recommend evaluation by a qualified window contractor for repair or replacement.
Rotted frames/sills indicate ongoing moisture intrusion and reduced structural integrity of the window unit. Recommend repair.
Exterior doors were rated in poor overall condition. Recommend evaluation for repair or replacement to maintain security and weather sealing.
Wood rot indicates ongoing moisture intrusion and reduces the structural integrity of the door/frame. Recommend repair.
Moisture intrusion at the foundation can lead to mold, wood decay, and long-term structural deterioration. Recommend identifying and correcting the source.
The porch was rated in poor overall condition. Recommend evaluation by a qualified contractor for repair, especially any structural or railing components.
The driveway was rated in poor overall condition. Recommend evaluation for repair or replacement.
Settlement or heaving can create trip hazards and indicates soil movement beneath the surface. Recommend evaluation.
Cracks allow water infiltration that can widen them over time through freeze-thaw cycles. Recommend sealing or repair.
The kitchen was rated in poor overall condition. Recommend a detailed contractor evaluation for updates or repairs.
Plumbing leaks in the kitchen can cause hidden cabinet and subfloor damage over time. Recommend repair by a licensed plumber.
Cabinet damage may indicate water exposure or normal wear. Recommend repair or replacement as needed.
Bathrooms were rated in poor overall condition. Recommend a detailed contractor evaluation for updates or repairs.
Moisture damage indicates an active or past water intrusion issue. Recommend identifying and correcting the source before finishes are repaired.
Deteriorated grout or caulk allows water to reach the substrate and can lead to hidden damage. Recommend resealing.
Evidence of moisture may indicate a roof, plumbing, or window leak. Recommend identifying and correcting the source.
Ceiling damage or cracks may indicate a roof, plumbing, or structural issue above. Recommend identifying the source before repairing.
Moisture stains may indicate a roof, plumbing, or window leak. Recommend identifying and correcting the source.
A dryer that does not vent to the exterior releases moisture and lint into the home, contributing to mold and indoor air quality issues. Recommend installing proper exterior venting.
Flooring was rated in poor overall condition. Recommend evaluation for repair or replacement.
Water damage to flooring indicates a past or ongoing leak. Recommend identifying and correcting the source before repairing.
Furnaces and boilers typically last 15-20 years. Budget for replacement and verify safe operation with a licensed HVAC technician.
Central A/C and heat pumps typically last 15-20 years. Budget for replacement and confirm refrigerant and efficiency with a licensed HVAC technician.
The HVAC system was rated in poor overall condition. Recommend evaluation by a licensed HVAC technician for repair or replacement.
Budget for HVAC replacement in the near term and monitor performance in the meantime.
Rust/corrosion on the equipment may indicate condensate drainage issues or age-related deterioration. Recommend evaluation by a licensed HVAC technician.
Poor airflow can indicate a dirty filter, blocked ductwork, or an undersized/failing blower. Recommend evaluation.
Ductwork issues (disconnected runs, damage, leaks) reduce system efficiency and can affect comfort. Recommend evaluation and repair.
Polybutylene piping is prone to sudden catastrophic failure and is generally uninsurable. Recommend replacement before occupancy.
Galvanized steel piping corrodes from the inside, restricting flow and discoloring water. Expect reduced water pressure and plan for replacement.
Tank water heaters typically last 8-12 years. Plan for replacement and watch for signs of leakage or corrosion.
The plumbing system was rated in poor overall condition. Recommend evaluation by a licensed plumber.
Visible leaks can cause hidden water damage over time. Recommend repair by a licensed plumber.
Corroding galvanized pipe restricts flow and discolors water over time. Plan for replacement.
Polybutylene piping is prone to sudden catastrophic failure and is generally uninsurable. Recommend replacement before occupancy.
Active leaks will cause progressive sheathing and structural damage. Address immediately.
Evidence of pests (droppings, nesting, damage) was observed. Recommend evaluation by a licensed pest control professional.
The basement/crawl space was rated in poor overall condition. Recommend a detailed contractor evaluation.
Water intrusion or dampness can lead to mold growth and structural deterioration over time. Recommend identifying and correcting the source.
Wood in direct soil contact is highly susceptible to decay and termite entry. Recommend correcting clearance.
Evidence of pests (droppings, nesting, damage) was observed. Recommend evaluation by a licensed pest control professional.
The sump pump was tested but is not functioning. A non-working sump pump can lead to basement flooding and significant water damage. Repair or replace the unit before the next rain season.
Damaged door panels can affect operation and insulation. Recommend repair or replacement.
Floor cracks or settlement should be monitored; extensive cracking warrants evaluation by a qualified contractor.
Wood-to-ground contact was observed. This is a primary conducive condition for subterranean termites and wood decay. All wood should maintain a minimum 6-inch clearance from the soil. Affected areas should be corrected by a qualified contractor.
Evidence of plumbing leaks or moisture intrusion was observed. Persistent moisture creates ideal conditions for wood decay and insect infestation. Leaks should be repaired promptly by a licensed plumber.
Inadequate ventilation was observed. Poor airflow allows moisture to accumulate, creating conducive conditions for wood-destroying fungi and insects. Ventilation should be improved per current building standards.
Wood debris or cellulose material was found in or adjacent to the structure. This provides a harborage and food source for wood-destroying organisms. All wood debris should be removed and disposed of away from the property.
Negative or improper grading was observed. The grade should slope away from the foundation at a minimum of 6 inches over the first 10 feet. Correction will reduce moisture-related conducive conditions.
Info (3)
Could not test all appliances present
The insulation in the attic appears to be below recommended levels. Consider adding more insulation to improve energy efficiency and comfort.
Insufficient insulation reduces energy efficiency and comfort. Consider adding insulation to recommended levels.
Property Overview
General property information and inspection conditions
Property Information
Property Type
Single Family
Year Built
1972
Approximate Square Footage
1650 sq ft
Number of Stories
1.5
Occupancy Status
Vacant
Utilities On During Inspection
Electric, Gas, Water
Inspection Conditions
Weather Conditions
Cloudy, Windy
Outdoor High Temperature
74
Outdoor Low Temperature
61
Rain Within Last 3 Days
Yes
Inspection Limitations
Areas inaccessible/locked
Limitation Details
House was vacant with utilities on. Roughly a quarter of the crawl space could not be reached because of standing water and low clearance — the areas I could not enter should be re-evaluated once the water is controlled, since what I did find there was significant.
Exterior
External structure, grounds, and components
Roof System
Roof covering, flashing, and penetrations
Roof Types
Asphalt Shingle
Estimated Layers
3+ Layers (over-roofed)
Overall Roof Condition
PoorEstimated Age (years)
22 years
Issues Observed
Missing/damaged shingles, Sagging areas, Damaged/missing flashing, Near end of life
Additional Notes
Three layers of shingle on the main roof, which exceeds what the framing was designed to carry and is visible as a dip along the rear plane. Multiple tabs are missing on the south slope and the chimney flashing has separated. This needs a full tear-off, and the framing under the sag should be evaluated once the load is off it.
Photos & Videos
Gutters & Drainage
Gutters, downspouts, and site drainage
Gutter Material
Steel
Gutter Condition
PoorDownspout Extensions
No downspouts
Issues Observed
Sagging sections, Leaking joints, Missing sections
Site Grading/Drainage
Negative (slopes toward house)
Drainage Concerns
Negative grading at foundation, Standing water observed, Erosion present
Additional Notes
Roof water is being delivered straight to the foundation on three sides. This is the root cause of the wet crawl space, and no amount of interior work will hold until the exterior water is redirected.
Photos & Videos
Exterior Walls & Siding
Siding Types
Wood Clapboard
Siding Condition
PoorIssues Observed
Moisture damage/rot, Mold or mildew, Peeling/flaking paint, Ground contact (should be 6" clearance)
Trim & Fascia Material
Wood
Trim & Fascia Condition
PoorAdditional Notes
Original painted wood siding in contact with soil along most of the north and east elevations. Assume lead-based paint given the 1972 build date and use an EPA RRP-certified contractor for any scraping or removal.
Soffit
Soffit Material
Wood
Soffit Condition
PoorIssues Observed
Water damage/rot, Missing/damaged panels
Photos & Videos
Windows & Exterior Doors
Window Types
Single-Hung, Awning
Window Frame Materials
Wood, Aluminum
Window Glazing Types
Single Pane
Overall Window Condition
PoorWindow Issues Observed
Broken/cracked glass, Difficult to operate, Rotted frames/sills
Exterior Door Condition
PoorExterior Door Issues
Wood rot, Lock/hardware issues
Additional Notes
All windows are original single-pane. Two are cracked, and four would not open at all — a real concern in bedrooms, where a window is the second way out.
Photos & Videos
Foundation
Foundation Types
Concrete Block, Crawl Space
Foundation Condition
PoorIssues Observed
Horizontal cracks (structural concern), Stair-step cracks (settlement), Moisture intrusion
Additional Notes
Concrete block stem wall over a crawl space. A continuous horizontal crack runs roughly eight feet along the north wall at about mid-height, with measurable inward displacement, plus stair-step cracking at the northeast corner. Both patterns point to soil pressure against a wall that is not resisting it. This needs a licensed structural engineer, not a repair estimate.
Photos & Videos
Deck, Patio & Porches
Deck Present
Yes
Deck Materials
Pressure Treated Wood
Deck Condition
PoorDeck Issues Observed
Inadequate ledger attachment, Rot/decay, Missing/loose railings, Baluster spacing too wide (>4")
Patio Present
No
Porch Present
Yes
Porch Condition
PoorAdditional Notes
The ledger is fastened with nails rather than through-bolts or structural screws, and there is no flashing behind it. The band joist behind the ledger is already soft where I probed it. Treat the deck as unsafe until this is corrected.
Photos & Videos
Driveway & Walkways
Driveway/Walkway Materials
Concrete
Driveway Condition
PoorDriveway/Walkway Issues
Trip hazards, Settlement/heaving, Cracks
Interior
Interior rooms, finishes, and features
Kitchen
Overall Condition
PoorAppliances Present & Tested
Range Hood/Vent
Appliances Present, but Untested
Range/Oven (Gas)
Countertop Materials
Laminate
Issues Observed
GFCI not present/working, Plumbing leaks, Cabinet damage
Additional Notes
Gas was on at the meter but the range's shutoff valve is seized and I could not safely operate it, so the range is untested. There is an active drip at the sink trap and the cabinet floor beneath it has swollen and delaminated.
Bathrooms
Number of Full Bathrooms
1
Number of Half Bathrooms
1
Overall Condition
PoorBathroom Ventilation
No ventilation
Issues Observed
Mold present, Moisture damage, GFCI not present/working, Grout/caulk deterioration
Additional Notes
Visible mold growth on the ceiling above the tub surround and soft, spongy drywall at the base of the shower wall. There is no exhaust fan and no operable window in this room, which is why it looks like this.
Photos & Videos
Bedrooms
Number of Bedrooms
3
Overall Bedroom Condition
FairIssues Observed
Window issues, Evidence of moisture
Living Areas
Living room, dining room, family room, etc.
Overall Condition
FairIssues Observed
Ceiling damage/cracks, Evidence of moisture/stains
Laundry Area
Laundry Location(s)
Garage
Hookups Present
Washer - Hot Water, Washer - Cold Water, Washer - Drain, Dryer - Electric (240V)
Dryer Vent Material
Vinyl/Plastic (fire hazard)
Issues Observed
Improper dryer vent material, No dryer vent to exterior, GFCI needed
Flooring & Stairs
Flooring Types Present
Carpet, Sheet Vinyl, Hardwood
Overall Flooring Condition
PoorInterior Stairs Present
Yes
Stair Condition
PoorIssues Observed
Uneven floors, Missing/loose handrails, Water damage
Additional Notes
Noticeable slope toward the north wall in the living room, consistent with the crawl space conditions and the foundation cracking described above. The stairs to the half story have no handrail on either side.
Fireplace & Chimney
Fireplace Present
Yes
Fireplace Type
Wood Burning - Masonry
Number of Fireplaces
1
Fireplace Condition
PoorChimney Condition (Visible)
PoorIssues Observed
Firebox damage/cracks, Creosote buildup, Chimney cracks, Missing spark arrestor
Additional Notes
Do not use this fireplace. The firebox has open cracks through the firebrick, the flue is heavily glazed with creosote, and there are visible cracks in the exterior chimney masonry. It needs a Level 2 inspection by a certified sweep before any fire is lit in it.
Systems
HVAC, electrical, plumbing, and other building systems
Heating & Cooling
Heating System Type
Forced Air - Gas
Heating Equipment Brand(s)
Other/Unknown
Heating Equipment Manufacture Date
January 1, 1946
Cooling System Type
Central A/C
Cooling Equipment Manufacture Date
January 1, 1946
Overall HVAC Condition
PoorSystem Operation Tested
Both heating & cooling tested
Issues Observed
Near end of life, Rust/corrosion, Poor airflow, Ductwork issues
Additional Notes
Both units ran, but the cooling split measured only 11°F and airflow at the far registers is weak. Significant rust in the burner compartment. At 24 years, plan on replacing the system rather than repairing it — and have the heat exchanger inspected before running it through a winter.
Electrical System
Service Amperage
60 Amps (may be inadequate)
Panel Type(s)
Circuit Breakers
Panel Brand(s)
Federal Pacific (SAFETY HAZARD)
Wiring Types Observed
Copper (Romex/NM), Aluminum Branch (fire risk)
Overall Electrical Condition
PoorIssues Observed
Hazardous panel brand, Insufficient capacity, Aluminum wiring concerns, Missing GFCI protection, Open junction boxes
GFCI Outlets Tested
No
Additional Notes
60-amp Federal Pacific Stab-Lok panel. FPE breakers have a documented history of failing to trip on overload, and there is no practical repair — the panel gets replaced. Aluminum branch wiring is present on at least two circuits and needs to be evaluated and pigtailed with approved connectors by a licensed electrician. There is no GFCI protection anywhere in the house.
Plumbing System
Water Supply
Public/Municipal
Main Water Shutoff Location
Crawl Space
Supply Pipe Materials (Visible)
Galvanized Steel (may need replacement), Polybutylene (known to fail)
Drain Pipe Materials (Visible)
Cast Iron
Water Heater Type
Gas - Tank
Water Heater Capacity (gallons)
40 gallons
Water Heater Manufacture Date
January 1, 1956
Overall Plumbing Condition
PoorIssues Observed
Visible leaks, Galvanized pipe corrosion, Polybutylene pipe present, Missing TPR valve/drain
Additional Notes
A mix of original galvanized and a 1990s polybutylene repipe — the two materials most likely to fail in a house this age, in the same house. The water heater is 14 years old and its temperature-and-pressure relief valve has no discharge pipe, which is a scald hazard and should be corrected immediately regardless of what else you do here.
Additional Areas
Attic, basement, garage, and safety features
Attic
Attic Accessible
Yes
Access Type(s)
Scuttle Hole
Insulation Type
Minimal/None
Estimated Insulation Depth
2
Ventilation Present
Inadequate/None
Issues Observed
Active leaks, Mold present, Roof sheathing damage, Insufficient insulation, Pest evidence
Additional Notes
Wet sheathing and active dripping at the chimney flashing during the inspection. Dark growth on the north-slope sheathing consistent with mold, driven by the combination of leaks and effectively no ventilation. Rodent droppings and disturbed insulation throughout.
Basement/Crawl Space
Type
Crawl Space - Vented
Accessibility for Inspection
Partially Accessible
Explanation
The northeast quadrant could not be entered: standing water roughly two inches deep combined with less than 18 inches of clearance.
Overall Condition
PoorMoisture Evidence
Active water intrusion, Musty odors, Efflorescence (white deposits), High humidity
Issues Observed
Water intrusion/dampness, Mold present, Wood/soil contact, Cracks in walls, Pest evidence
Sump Pump Present
Yes
Sump Pump Type
Pedestal
Sump Pump Tested
Yes
Sump Pump Working
No
Additional Notes
The crawl space is the source of most of this report. Standing water, a sump pump that does not run when the float is lifted, no vapor barrier, mold on the floor joists, and framing in direct contact with soil. Fix the exterior drainage first, then the pump and vapor barrier, then remediate — in that order, or you will pay for the remediation twice.
Garage
Garage Type
Detached - 2 Car
Garage Door Type(s)
Sectional - Wood
Automatic Door Opener Present
Yes
Safety Reverse Tested
Yes
Safety Reverse Working
No
Photo Eye Sensors Present
No
Fire Separation (Attached Garage)
Not Applicable (detached)
Issues Observed
Safety reverse not working, Damaged door/panels, Floor cracks/settlement
Additional Notes
The opener did not reverse when the door met resistance, and there are no photo-eye sensors installed at all. Both are required safety features and this door should not be operated until they work.
Safety Devices
Smoke detectors, CO detectors, and fire safety
Smoke Detectors
None present
Carbon Monoxide Detectors
Missing (fuel-burning appliances present)
Fire Extinguisher Present
No
Bedroom Egress Windows
Some bedrooms lack egress
Safety Concerns Observed
Missing smoke detectors, Missing CO detectors, Inadequate egress, Handrail/guardrail deficiencies
Additional Notes
There is not a single working smoke detector in this house, and no CO detector despite a gas furnace and gas water heater. This is the cheapest and most important thing on the entire list — do it the day you get the keys.
Inspection Setup
Inspection method, areas covered, and site conditions
Inspection Information
Inspection Method
Visual + Probing
Areas Inspected
Basement / Crawlspace, Attic, Garage, Interior Living Areas, Exterior Perimeter, Decks / Porches
Accessibility Limitations Present
Yes
Limitation Details
The flooded northeast quadrant of the crawl space could not be entered or probed. Given the activity found in the accessible areas, assume the unreachable framing is affected until it can be inspected.
Weather Conditions at Time of Inspection
Cloudy, Windy
Inspection Date
January 1, 1970
Subterranean Termites
Evidence of subterranean termite activity and existing soil treatments
Evidence of Subterranean Termites
Evidence of Subterranean Termites Present
Yes
Type of Evidence Observed
Mud Tubes, Damaged / Hollow Wood, Termite Frass
Location(s) of Evidence
Mud tubes on the interior face of the north stem wall and on two crawl space piers; hollow-sounding sill plate above the northwest pier over roughly six linear feet.
Damage Severity
SevereSubterranean Termite Notes
Mud tubes were intact and moist, which indicates current rather than historic activity. The damaged sill plate should be evaluated by a contractor once treatment is complete, since it is carrying load.
Existing Soil / Bait Treatment
Existing Termite Treatment Present
No
Drywood Termites
Evidence of drywood termite activity in wood members
Evidence of Drywood Termites
Evidence of Drywood Termites Present
No
Wood-Boring Beetles
Evidence of wood-boring beetle activity in structural wood
Evidence of Wood-Boring Beetles
Evidence of Wood-Boring Beetles Present
No
Carpenter Ants & Bees
Evidence of carpenter ant or carpenter bee activity
Carpenter Ants
Evidence of Carpenter Ants Present
No
Carpenter Bees
Evidence of Carpenter Bees Present
No
Wood-Destroying Fungi & Decay
Evidence of fungal decay or wood rot in structural and finish wood
Evidence of Wood Decay
Evidence of Wood Decay / Fungal Activity Present
Yes
Type of Decay Observed
Wet Rot, Brown Rot
Location(s) of Decay
Deck ledger and adjacent band joist; crawl space floor joists along the north wall; base of the exterior siding on the east elevation.
Decay Severity
SevereConducive Conditions
Site and structural conditions that promote WDO activity or wood decay
Moisture & Plumbing
Wood-to-Ground Contact Present
Yes
Wood-to-Ground Contact Location(s)
Deck posts set directly in soil; siding in contact with grade along the north and east elevations.
Evidence of Plumbing Leaks / Moisture Intrusion
Yes
Leak / Moisture Location(s)
Kitchen sink trap; supply line union below the primary bath.
Standing Water / Ponding Present
Yes
Standing Water Location(s)
Northeast quadrant of the crawl space, approximately two inches deep.
Ventilation, Debris & Grading
Inadequate Ventilation Observed
Yes
Ventilation Deficiency Location(s)
Crawl space: three of the six foundation vents are blocked by soil or debris.
Wood Debris / Cellulose Material Present
Yes
Debris Location(s)
Scrap lumber and cardboard stored directly on the soil in the crawl space.
Negative / Improper Grading Observed
Yes
Treatment History
Evidence of prior WDO treatments and documentation
Prior Treatment Evidence
Evidence of Prior WDO Treatment Present
Yes
Prior Treatment Type(s)
Liquid / Soil Barrier
Approximate Treatment Date
Approximately 2011, based on a faded treatment sticker inside the crawl space hatch
Treatment Documentation Available
No
Treatment History Notes
Ask the seller for the treatment records. A liquid barrier this old is well past its effective life, which is consistent with the active infestation found today.
Summary & Recommendations
Overall WDO findings, treatment recommendations, and inspector notes
Findings Summary
Overall WDO Inspection Status
Evidence of Active Infestation
Treatment Recommended
Yes
Treatment Recommendation Details
Full perimeter liquid barrier treatment by a licensed pest control operator, plus correction of the conducive conditions: exterior regrading and downspout extensions, crawl space water control and vapor barrier, removal of all wood debris, clearing the blocked foundation vents, and eliminating wood-to-soil contact at the deck posts and siding. Treatment without the moisture work will not hold.
Re-Inspection Recommended
Yes
Recommended Re-Inspection Timeframe
90 days
Inspector Notes
Structural repair of the damaged sill plate and joists should follow treatment, not precede it, so replacement framing is not put into an untreated environment.
Home Care Recommendations
Routine maintenance to keep this home in good shape.
Monthly (2)
Quarterly (1)
Every 6 Months (2)
Annual (8)
Seasonal (2)
Certification & Credentials
