Your Repair Worklist
By trade — one contractor per group
Environmental Specialist URGENT ⚑ safety
URGENT ⚑ Abandoned buried oil tank in garage · Garage
A buried oil tank in the garage was found with its cap removed and still containing heating oil, indicating it was not properly decommissioned.
MONITOR Painted attic framing may indicate fire or mold remediation · Attic framing and roof sheathing
The attic wood is painted, which often means it was previously treated for fire damage or mold, but there are no obvious signs of current damage.
Handyman IMPORTANT ⚑ safety
IMPORTANT Gutter leakage at southeast · Southeast gutter
The southeast gutter is leaking water and should be repaired to prevent water damage.
IMPORTANT ⚑ Window wells create pedestrian hazard · South window wells adjacent to walkway
The window wells on the south side are right next to the walkway, making it easy to trip or slip. Adding a removable grate or cover will make the area safe for foot traffic.
MINOR Blocked crawl space vents · Crawl space vents
Wood is blocking the vents in the crawl space, preventing proper airflow. The wood should be removed so the vents stay open.
MINOR Downspouts missing transition caps · Downspouts to perimeter drainage riser
The downspouts that feed the perimeter drainage pipe are missing the caps that keep soil and plant debris out, allowing material to enter the drainage system.
MINOR Holes or penetrations in siding · Exterior siding
There are holes in the exterior siding that need to be filled or patched so water, insects, and rodents can’t get behind the wall.
MINOR Loose and damaged fencing · Property fencing
Some sections of the fence are loose or damaged and should be repaired or replaced.
MINOR Loose top hinge on half‑bathroom door · Main floor half bathroom door
The top hinge on the main‑floor half‑bathroom door is loose and needs to be tightened or adjusted so the door operates properly.
MINOR Minor water damage inside kitchen cabinet · Cabinet below kitchen sink
The inspector observed signs of past water damage inside the cabinet beneath the kitchen sink. It appears to be minor and there is no active leak.
MINOR ⚑ Obstructed hot‑tub disconnect pathway · Path from hot tub to electrical disconnect (north fence)
The path from the hot tub to its emergency electrical shut‑off on the north fence is blocked and needs to be cleared so it can be reached quickly in an emergency.
MINOR Recommend non‑sparking gas shut‑off tool · Exterior near main gas valve
The inspector suggests installing a non‑sparking shut‑off tool near the exterior main gas valve so you can quickly turn off gas in an emergency.
MINOR Sink rims not fully caulked (primary bathroom) · Primary bathroom sink
The sealant around the sink edge under the countertop is missing in spots, which could let water seep behind the vanity over time.
MINOR Trench drain filled with sediment · South grounds/walkway trench drain
The trench drain along the south walkway is clogged with sediment and needs to be cleaned out.
Concrete IMPORTANT ⚑ safety
IMPORTANT Ceiling leakage and concrete spalling in old garage · Old concrete bunker‑style garage
Water is getting into the garage ceiling and the concrete where the old garage meets the newer addition is flaking away.
IMPORTANT ⚑ Cracked and settled concrete sidewalk · Sidewalk part of garage access driveway
The concrete sidewalk that provides garage access is cracked and has settled, creating an uneven walking surface that could cause trips. It should be repaired to meet city code and keep the area safe.
IMPORTANT NE walkway slopes toward house · Northeast walkway
The northeast walkway is sloped so water runs toward the foundation, which can lead to basement or crawl‑space moisture problems. The walkway should be re‑graded or rebuilt to slope away from the house.
MINOR ⚑ Cracked west concrete stairs · West concrete grounds stairs (public sidewalk to west entry walkway)
The concrete stairs leading from the public sidewalk to the west entry have visible cracks and damage that could cause someone to trip.
Electrician IMPORTANT ⚑ safety
IMPORTANT ⚑ Heat‑damaged light fixtures in fireplace · Fireplace – east grounds
The light fixtures installed inside the fireplace are damaged by heat and should be removed.
IMPORTANT ⚑ Surface‑run NM cable above kitchen exhaust fan · Cabinet above kitchen exhaust fan
A non‑metallic cable is running on the surface inside the cabinet above the kitchen exhaust fan, which could be damaged and should be moved inside a wall or protected with a raceway.
MINOR Inoperable cooktop light · Base of ventilation hood (kitchen)
The light at the base of the kitchen ventilation hood does not turn on and needs to be repaired or replaced.
MINOR ⚑ Missing cover plate on wiring in east crawl space · East crawl space
A protective cover plate over an electrical junction in the east crawl space is missing, leaving the wiring exposed.
Appliance Repair IMPORTANT ⚑ safety
IMPORTANT ⚑ Gas cooktop ignition not responding · Left front gas cooktop (kitchen)
The left front gas cooktop does not light when you turn the knobs, meaning the ignition system is faulty and needs fixing.
MINOR Refrigerator water/ice filter replacement needed · Refrigerator
The refrigerator’s water and ice dispenser filter is past its service life and should be replaced.
Plumber IMPORTANT
IMPORTANT Clogged storm drain riser · West exterior, next to foundation
The exterior storm‑drain riser on the west side is blocked, causing water to back up and flood near the foundation. It needs to be inspected and cleaned so roof runoff can drain properly.
IMPORTANT Tankless water heater condensate pump lacks containment pan · Attic (tankless water heater)
The condensate pump for the attic‑mounted tankless water heater isn’t placed in a containment pan, so a leak could soak the attic and damage building components.
MINOR Consider seismic gas shut‑off valve · Gas supply system
The inspector suggests adding a seismic shut‑off valve to automatically stop gas flow during an earthquake.
MINOR Incomplete water‑supply pipe insulation · Attic and crawl space
The water‑supply pipes in the attic and crawl space are not fully insulated, which can lead to freezing in cold weather and waste energy.
MINOR Install in‑line strainers in roof downspouts · Roof downspouts tied into below‑grade drainage
Some roof downspouts narrow from a 3" rectangular pipe to a 3" round pipe, creating a bottleneck that can clog. Adding inline strainers will help keep debris out.
MINOR Recommend braided hoses for washing‑machine supply · Washing machine (laundry room)
Replace the current washing‑machine water supply hoses with braided steel‑reinforced hoses to reduce the chance of a leak or burst hose.
MONITOR Sewer scope recommended · Sewer line (public sewer)
The inspector advises a camera inspection of the main public sewer line because the home’s age and location could mean the pipe is deteriorating. No specific problem was observed, but a scope will confirm its condition.
Landscaper IMPORTANT
IMPORTANT East patio slopes toward house · East patio
The patio slopes toward the home, so rainwater runs toward the foundation and could cause moisture problems in the basement or crawl space.
MINOR Landscaping material too high in window wells · South window wells
The soil or mulch in the south window wells is piled up too high, covering the foundation opening. It should be lowered so there is a 4‑6 inch gap to keep water from getting into the foundation.
MINOR Vegetation obstructing gas meter access · Gas meter and main gas shut‑off (south side of structure)
Plants are growing too close to the gas meter and main shut‑off valve, limiting clear access to the equipment.
MONITOR Exterior irrigation system noted (beyond scope) · Exterior
The home has an exterior sprinkler system, but the inspector did not test it. They recommend having a landscaping/irrigation professional inspect and service it each spring and fall.
Mason IMPORTANT
IMPORTANT Concave grout at shower window sill · Shower surround window (primary bathroom)
The grout around the shower window is indented, allowing water to pool instead of draining, which could eventually cause leaks or water damage.
MINOR Cracked grout at bathroom backsplash · Primary bathroom countertop
The grout behind the bathroom countertop is cracked or failing, which could let water seep behind the tiles if not repaired and sealed.
MINOR Cracked grout between kitchen countertop and backsplash · Kitchen countertop/backsplash joint
The grout line where the countertop meets the backsplash is cracked, which could let water seep into the cabinets if not fixed.
MINOR Damaged brick planter cap · North‑west planter
The brick cap on the northwest planter is cracked and loose, and should be repaired or replaced.
Earthwork IMPORTANT
IMPORTANT Earth/wood contact at garage exterior · Exterior of garage
Soil is touching the garage’s wood siding, which can let moisture in and attract pests. The soil should be lowered and graded so it’s at least 2 inches away from any wood.
IMPORTANT Improper soil grading near north basement windows · North basement windows
The soil and landscaping around the north‑facing basement windows is piled up and slopes toward the foundation, which can direct water against the wall. The inspector recommends lowering the soil and re‑grading it to slope away from the house.
Foundation Specialist IMPORTANT
IMPORTANT Open penetrations in foundation walls · Crawl space – north and south foundation walls adjacent to basement wall partition footing
There are roughly 18" × 18" holes in the north and south foundation walls of the crawl space that are letting water in and causing soil to erode.
IMPORTANT Significant slope in basement floor slab · Basement floor slab
The inspector observed that the concrete floor in the basement is noticeably sloped, which may indicate foundation settlement or past repair work that needs evaluation.
Insulation Specialist IMPORTANT
IMPORTANT Wood debris under vapor barrier in crawl space · Crawl space
Wood and construction debris were found on and under the crawl‑space vapor barrier, creating a condition that can attract rot‑causing organisms. The barrier should be removed, the debris cleared, and a new vapor barrier installed.
MINOR No sub‑floor insulation · Sub‑floor (crawl space)
The crawl‑space under your home has no insulation, which means heat can escape and your energy bills will be higher.
Waterproofing IMPORTANT
IMPORTANT Drain installed in crawl space indicating past water penetration · Low/westmost section of crawl space at basement wall partition footing
A drain was installed in the low‑west area of the crawl space because water has entered that part of the foundation in the past.
IMPORTANT Efflorescence on foundation walls · South‑west mechanical room off laundry room
White powdery stains (efflorescence) on the foundation wall show that water has entered the concrete in the past. This indicates the exterior drainage and waterproofing should be inspected and repaired.
Garage Door IMPORTANT
IMPORTANT Moisture damage at base of overhead garage door · Overhead garage door base
The wooden garage door has water damage at the bottom where it meets the floor. If left untreated, the wood could rot or warp and the door may not operate properly.
Carpenter MINOR
MINOR Missing or damaged door stops · Interior doors throughout house
Some interior doors are missing or have broken door stops, which can let the door hit the wall and damage the finish. Installing new stops will protect both the door and the wall.
Painter MINOR
MINOR Corroded exterior gas piping · South exterior of the structure
The gas pipe on the south side of the house is rusting because it lacks proper protective paint. The inspector suggests repainting it with a corrosion‑inhibiting coating.
Pool Specialist MINOR
MINOR Hot‑tub evaluation beyond scope · Hot tub
The inspector did not assess the hot tub and suggests you hire a specialist to clean and service it.
Tree Service MINOR
MINOR Trees and branches need pruning · Around the house
Trim any trees, branches, and plants so they stay at least 18‑24 inches away from the siding. This helps keep the exterior dry and reduces places where pests can enter.
Window Installer MINOR
MINOR No window screens present · All windows
The inspector found that none of the windows have screens installed. Verify with the seller that screens are supposed to be included and have them installed before closing.
Roofer MONITOR
MONITOR Roof age and warranty inquiry · Roof
The roof appears to be less than 10 years old, so you should ask the seller for any existing manufacturer or workmanship warranty documents.
Structural Engineer MONITOR
MONITOR Evidence of seismic improvements to structure · Overall structure
The inspector saw signs that the home has had seismic retrofits, but the exact scope isn’t clear. You should ask the seller for details and possibly have a professional verify what was done.
Inspector notes
- This home has an attic loft and ladders for access. Use caution in this area, as the railings and ladder do not meet modern safety standards.
- Recommend attaching or storing a non‑sparking natural gas valve shut‑off tool near or at the main gas valve at the exterior. This is to facilitate the prompt and safe shut‑off of the natural gas supply to the home in the event of a gas leak or emergency.
- Consider improving the safety of the natural gas supply with a seismic shut‑off valve. These can automatically shut off the gas in the event of an earthquake.
- Some of the roof downspouts that are tied into the below grade drainage have 3" rectangular downspouts that are necked down to a 3" round drain. This creates a bottleneck in the roof drainage that is prone to clogging. Recommend installing in‑line strainers to prevent clogging.
- There is some visible evidence that seismic improvements have been made to the structure of the home. Inquire with the sellers regarding the extent of the improvements made.
- Significant slope was noted in the basement floor slab. Inquire with the sellers regarding any repairs done to the slab during remodeling.
- Due to the age and location of the building, a sewer scope is recommended to further evaluate the sewer line.
- An exterior irrigation system was noted for this home. Sprinkler systems are beyond the scope of this inspection. My own experience with irrigation systems is that they require annual attention and servicing every spring and fall. Hire a specialist to further evaluate this system as desired.
- Evaluation of the hot tub is beyond the scope of this inspection. Hire a specialist to clean and service this unit as desired.
- The roofing material on this home is likely under 10 years old. Inquire with the seller about any warranty information for this roof. Many professional roofing companies will offer limited workmanship warranties, and there should be a roof material warranty by the manufacturer.
- A portion of the framing and roof sheathing in the attic was noted to be painted. This is often a sign of prior fire damage or mold remediation. The paint is used to seal the wood and eliminate any residual odors from the fire damage and / or seal mold spores so they cannot contaminate indoor air. There were no visible signs in the attic that the frame of the structure has been compromised. I recommend inquiring with the seller for any history of fire damage or mold remediation repair.
This analysis was generated by AI and is not a substitute for advice from a licensed professional who has physically inspected the property.