What the Arden Heights reports found
Lou’s two summaries flagged 11 items Repair or Replace, most for the exterior (7) and roof, chimney and attic (4). Each report, newest first, as Lou wrote it up.
2020, a colonial, about 8 years old: 6 items flagged: 3 roof, chimney and attic; 3 exterior. As recorded: hip and flat roof, architectural and rubber membrane, seen from: walked, framed with 2 x 6 rafters; attic: pull down stairs and storage, fiberglass and r-19 insulation, soffit vents, passive and thermostatically controlled fan ventilation; brick, cement stucco and clapboard vinyl, full brick and stucco siding, chimney: metal flue pipe; poured concrete foundation, 2 x 8 floor framing, supporting walls; forced air heat on natural gas, 40 gallon (1-2 people) gas (quick recovery) water heater (basement and utility room); 150-amp circuit breakers (Murray), BX wiring, copper supply pipes, public water, window AC; double-hung, thermal/insulated and sliders windows, hardwood t&g and carpet floors, laminate cabinets, granite counters. Flagged, in Lou’s words: “Three layer of shingle on roof”; “Two layers max is the norm”; “Pitched roof is in good condition about 8 years old”; “Raised shingle right rear, near capping and right front capping”; “Flat section of roof has ripples at rear”; “Flat section of roof needs to be painted with silver roof paint”; “Left front aluminum flashing on party wall is loose and seam cracked”; “Water stains in attic reflect problems with flashing”; “Insulation is low in attic”; “Vinyl siding is not color matched on rear wall”; “Draft at right side wall A/C unit”; “Front storm door hits frame left side upper and lower door closing piston is not installed”; “Safety Item: Trip hazard at seam of driveway apron and main sidewalk”. Also noted: “Basement concrete floor, under rug, near steps is uneven”; “First floor bannister is loose”; “Second floor railing is loose”; “Window upper sash won't close and lower sash won't open”; “Safety item: Swimming pool does not have grounding cable for filter pump”; “Skimmer does not have bonding kit”; “Main panel conductors are short right side and not gathered wire ties”; “Non- insulated metal ductwork in basement is a large heat loss”; “Too cold to run A/C wall units without damage”. On the day: 36°F, clear, dry ground, rain in the three days before; the house faces west. Not inspected that day: cooling and air handler equipment. Not present in this house: food waste disposer; gas/lp firelogs and fireplaces; insulation under floor system; pantry/closet doors; presence of installed cooling source in each room; range hood; solid fuel heating devices; trash compactor; vapor retarders; windows.
2014, a colonial, about 11 years old, a two-family house: 5 items flagged: 4 exterior; 1 roof, chimney and attic. As recorded: hip roof, architectural, seen from: walked roof, framed with 2 x 6 rafters; attic: pull down stairs, r-19 insulation, passive and thermostatically controlled fan ventilation; brick and clap board vinyl and brick veneer siding, chimney: metal flue pipe; poured concrete foundation; insulated ducts, 50 gallon (2-3 people) gas (quick recovery) water heater (basement and utility closet); 150-amp circuit breakers (Murray), BX wiring, copper supply pipes, public water, air conditioner unit; casement and double-hung windows, hardwood t&g floors, laminate cabinets, granite and laminate counters. Flagged, in Lou’s words: “Flashing on small roof over garage is not installed properly, should be set into bed joint of brick work (See drawing below)”; “Cement Stucco on foundation, right side, is peeling away. Left front corner cement mortar joint cracked where brick veneer meets concrete foundation”; “Dryer vent cover missing right side of house”; “Vinyl siding left side of house, joints open and sections not interlocked”; “Rear sliding door trim and siding have holes, left side and right side”; “Rear sliding door screen torn at bottom and door glass many scratches”; “Front picture window, living room, needs caulking at brick rollock”; “Front lentil irons over windows and door need paint”; “Front railing mounting holes should be topped off with anchoring cement to prevent water intrusion”. Also noted: “Architectural Shingle roof, good condition”; “Abandoned digital antenna at rear of roof”; “Four passive vents and one power vent”; “Light fixture hanging off box”; “Front left window screen broken”; “Poor repair after insulation installation”; “Railing newel and balusters loose”; “Tile grout cracked at corner of shower and bottom course of tile to tub loose”; “Vanity cabinet laminate peeling off door edge”; “Old Water Stain on ceiling in boiler closet. Tested with moisture meter readings normal. May be water spill from bath above”; “Whole house trap located in garage floor, under steel plate in water closet”; “Front door bell button broke”; “Cable hanging from old digital antenna in rear yard”; “Second floor, Sub Panel in front bedroom behind door”; “Driveway drain should be kept free of debris”. On the day: clear, damp ground, rain in the three days before; the house faces east. Not inspected that day: insulation under floor system; vapor retarders. Not present in this house: garage door operators; solid fuel heating devices; sump pump.
“Flagged” is HomeGauge’s Repair or Replace mark, not a verdict on the house. See a complete report.
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