Proper Sliding Glass Door Operation
Fireplace Operating and Rear Property line
Mountain Crest Construction has reviewed the inspection report provided by Davis Home Inspection for 103 Irving Court. We have worked with Mr. Davis on several occasions and believe that he is one of the best in the industry.
The following items are those identified by Mr. Davis and contained in his report. It is recommended that these be addressed.
All of the responses that are in
Red Lettering are indicators that these items are in compliance and no further action is necessary.
All of the responses that are in
Blue Lettering will be taken care of as
described.
Please do not hesitate to contact me with any questions you may have.
Sincerely,
Sean
McAlisterGeneral Contractor
License # WV039649
MountainCrestContruction@Gmail.com
*Clean the leaves out of the gutters.
-We will do when weather permits* Seal the gaps in the siding on the right side at the vent pipes.
-This will be addressed* Lower the soil away from the siding at the left rear corner of the house.
-We will lower the soil to point that it does not touch the siding. The soil is intentionally graded as such due to soil content and drainage.
* Seal the joints in the brick at the garage door opening.
-We will use Clear Silicone to seal gaps* Paint the lintels in the brick over the doors and windows.
-We will use Rustoleum Exterior Paint. Note: These will need repainted in the future as a part of routine maintenance -
* Paint the exposed wood over the rear basement window on the right side.
-We will paint as long as the wood is not treated lumber, in which case it cannot be painted
* Adjust the lock on the basement patio door to enable proper latching.
-This lock should be operational and work properly. Please reference above video for proper use.
* Route the garage door opener cord away from the track.
-Cord will be moved
* Check the garage door for water entry at the joints in the future.
-This moisture or condensation is normal especially with temperature changes. As indicated in the inspection report this could also be due to the hard rain.
* Trim the attic bathroom and left front bedroom doors to enable free closure.
-The necessary adjustments will be made. This is common with settlement
* Adjust the strike plate on the hall bathroom door to enable latching.
-The necessary adjustments will be made. This is common with settlement
* Seal the cracks in the foundation walls and monitor for change in the future.
-
* The rear yard below the deck needs graded so that it slopes away from the foundation.
-The soil below the deck has been graded to a lower elevation due to the clay content of the soil. As the photo illustrates this area is dry. The reason for this is because the slope starts out near the edge of the deck to divert the water away from under the deck. This diversion will help to prevent "Pooling" that would occur as a result of insufficient slope due to the Limestone that is evident within 8 inches of grade in certain area's. This shallow surface stone coupled with a High clay content leads to elevated water levels. The grading that was done is to ensure proper drainage. If water were to lead under the deck, which the photo does not show, it would channel down through the gravel back fill into the footer drains. We ensured that the clay on the surface was minimal to allow for adequate drainage.
* Consider constructing a walk between the driveway and the side garage door.
-This would be at the Homeowners discretion and could be priced out. We have provided a gravel walkway.
* Address the apparent punch through the
OSB floor deck above the bottom of the
basement stairs.
-This will be addressed
* Install supplemental support posts or new support posts for the beam ends at the stairs,
where the wood posts are bowing.
-The LVL support beam is supported by the Stud Jack it is resting on, as shown in photo 20. The point load is distributed on this Jack. The Bow in the Studs would be from either "Drying Out" or were bowed from the lumber company. We will however install a "Sister Stud" to each one.
* Seal the perimeter of the basement floor.
-The perimeter of the basement floor is properly and adequately installed. A foam expansion joint is in place for expansion and contraction.
* Remove the debris and insulation from below the plastic in the crawlspace and seal the
plastic at the joints and perimeter.
-This will be addressed* Address the closed off environment of the crawlspace.
-We will do what we can, this will need further investigation* The garage stairs need to have pressure treated lumber where it is in contact with the
concrete floor.
-We will install a green board under the stairs* Address the imperfections in the drywall as well as the cracking.
-These area's will be repaired* Seal the grout joint cracks in the ceramic tile flooring of the attic and master bathrooms.
-
We will seal where needed
* Have the builder address the four trusses in the upper attic which are short and have
wood blocks installed.
-These Trusses and the modification to them were engineered by Trustee Trust an 84 Lumber Company. The field repairs were completed by the company and signed off on. We will supply the appropriate paperwork.
* Install lateral bracing for the trusses in the left and rear areas of the attic.
-It is our understanding that there is no lateral bracing needed based off the engineering of these Attic Trusses
DAVIS HOME INSPECTIONS
LLC Page 14
Mr. & Mrs. Derek Nielsen
103 Irving Court,
MorgantownDecember 14, 2007
* Reverse the insulation in the left attic which is installed paper up.
-Typically in floors over "Unheated" spaces the Vapor Barrier is faced up. This area is above the Garage... a unheated area. This insulation is installed properly and up to manufactures specification. Should the Homeowner decide to finish this space, the vapor barrier would then also be properly facing the heated area.
* Repair the kitchen cabinet doors on the dining room side, marked with yellow dots.
-
These doors simply need adjusted. This will be addressed* Repair the scuffed/dented drawer on the hall bathroom vanity.
-This will be taken care of* Address the staining in the sink of the hall bathroom.
-The stain should be able to buffed out. We will take care of this* Check out why the living room ceiling fan/light did not work.
-This will be addressed* Address they noisy/vibrating exhaust fan in the attic bathroom.
-We will adjust, there are no guarantee's it will be noise free
* Install air admittance valves for the master bathroom S-traps, like the one installed for the
kitchen sink drain.
* Confirm proper operation of the hot water heater.
-Hot water tank is operational* Confirm proper operation of the furnace, and air conditioning, if weather permits.
-Furnace is operational as well as the Air conditioning* Address the opening in the floor which appears to be for a cold air return duct.
-This will be addressed* Clean the construction dust out of the
duct work.
-This will be completed as efficiently as it can be* Confirm operation of the gas log fireplace.
-Fireplace is operational. Reference above video
Safety concerns found during the inspection include:* Install handrails for the stairs to the rear deck.
-We will install one (1) handrail
*
AFCI protection is needed for the finished attic area, if it is to be used as a bedroom.
-This would be the homeowners responsibility if finishing the space
* Install
GFCI protection for the receptacles in the kitchen marked with orange dots.
-
The Kitchen, as a whole, all receps are GFCI protected via a separate circuit and breaker.
Any receptacles installed in the unfinished basement will need
GFCI protection as well.
-All receptacles installed are to Code
* Address the smoke detector outside of the master bedroom, as it did not sound audibly.
-This will be addressed
As an additional service, the following is a list of suggested maintenance items which were
observed during the inspection. None of the listed items affect the overall condition of the
house. These suggestions are listed for the
buyers information, and are to be done by the buyer,
at the bu
yer’s discretion in the future. These include (in no particular order of importance):
* The left yard may need attention, if the installed drain does not remove water, due to the
soil.
* Seal any future cracking in the front porch concrete and brick mortar joints.
* Clean and seal the rear deck in the spring.
* Seal the joint between the patio and the house, should a gap develop.
* Seal the expansion cuts in the driveway to prevent water and salt entry.
* Keep the garage floor surface sealed, to prevent flaking.
* Monitor the grout joint in the master bathroom by the shower, due to its size.
* Periodically check the vent pipe for the attic bathroom for moisture collection in the right
attic where it runs downhill.
What Does a Vapor Retarder Do?Occupants of buildings, certain appliances, and
plumbing equipment generate moisture that is
carried in the air as vapor. As moisture vapor
moves from a warm interior through construction
materials to a cooler surface, the moisture
may condense as water, which could damage the
building. It is for this reason that vapor retarders,
which retard the flow of moisture through construction
materials, are installed in buildings.
By locating vapor retarders on the side of the insulation
toward the warm living area, moisture vapor
is kept away from cold surfaces on which it
might condense to liquid water.
Vapor-Retarder-Faced Insulation
The vapor-retarder facing should usually be
installed toward the warm-in-winter side of the
construction.
This means that in ceilings the
vapor retarder faces down, in walls it faces the
inside,
and in floors over unheated spaces it facesup. In hot, humid (Gulf Coast) climates, vapor
retarders can be installed facing the outside.
NAIM
A recommends the use of fiber glass
insulation that meets the requirements of the current
edition of ASTM
C 665 Standard Specification for
Mineral Fiber Blanket Thermal Insulation.
