(THIS SAMPLE SUMMARY REPORT IS ON A NEW HOUSE THAT HAS NEVER BEEN OCCUPIED)

These are normal items found on new houses. 

*Note: If a substance that may be mold or fungi are mentioned or suspected, contact a professional to identify the substance.

Note: Some items have been added to summary report at the request of the customer.

1. Structural Components

- In the basement near the garage, one of the wood I-beams has been damaged. The wood is split at the bottom.

- There is a LVL used for supporting the floor above at the bottom of the stairs. It was noted that only one stud was being used to support the LVL. Check the blueprints to see if more than one stud is needed to support the LVL.

- The block that supports the wall in the garage has been dry stacked on the garage slab.. There is no mortar in the block. Check with the local building inspections department in (your town)  for a code violation and with a structural engineer for the support of the wall. Dry stacked block is not permitted in the building code for support of a building.

Since this is a new house, check the plans for the house. If the plans are not showing this support, it is recommended that an engineer inspect the construction and give a sealed letter that the slab and block will support the wall.

2. Exterior

- There is no guardrail on the front porch. Guards are needed on porches located more than 30 inches above grade.

- The Residential Building Code requires handrails on stairs with four or more risers. Stairs with a total rise of more than 30 inches in height should have guards on the open side. These are usually handrails.

- Mortar is cracked on the front steps and porch. The gap and crack may be from settling of the brick and steps. Water can enter the cracks. Freezing of water in the winter can cause more damage.

- The garage door has a gap at the top when down. The right side of the garage entrance doorframe is longer than the left side.

- The garage, some windows and the rear door have wood trim. There should be metal flashing installed on the wood trim at the top to avoid water from standing and rotting the wood.

- The vertical wood trim at the garage and windows should be caulked.

- In areas along the foundation wall where the wood meets the foundation wall, the vertical trim should be caulked.

- At the front porch, on the right side,  there is a gap at the foundation wall.

- The vertical trim at the windows was not caulked. This is where the siding meets the windows. This is normally caulked to prevent water penetration. (I did not point this out during the walk through)

- Were the brick and the siding meet at the foundation wall, all holes should be sealed to prevent water penetration behind the brick. There are gaps at the brick. Freezing in the winter can damage the brick.

- The wood trim at the garage and near the rear door of the house has some paint missing or peeled off. All exterior wood should be painted to prevent deterioration. Treated wood does not have to be painted.

- There is a vent terminal loose on the left side of the house.

- The paint on the rear door is not finished. Also the corner of the house to the right of the rear door has paint peeling off.

- The retaining wall by the A/C condenser units has moved.

- The A/C condenser pads should be above grade to allow water run off.

- The rear of the house is still being landscaped. Water was ponding by the back door. Water should run away from all areas of the house. Have the grade sloped away from the house. This was water from the hose bib at the side of the house. Construction workers were getting water and it was running down beside the house and coming out in this area.

- The A/C refrigerant piping penetration has not been sealed. There is a bird nest in the basement.

- The siding is broken on the rear of the house above the roof by the gas fireplace.

- The siding above the rear deck door is not flush with the wall.

- The front door has torn weather stripping that leaves gaps when the door is closed.

- There is a gap around the basement door weather stipping.

- The rear deck door has gaps around the weather stripping when closed.

3. Roofing

- There are a few spots where the shingles are not lying flat. This is probably from the roofing nails pushing back up on the shingles.

4. Plumbing

- The gas is not turned on to the house. The water heater operation could not be checked.

This is a new house and water heater. Have the gas cut on to the house and the water heater checked for correct operation.

- The water pipes in the basement are not insulated. Check with the local plumbing inspector in this area to see if water pipes in unheated rooms or unfinished basements should be insulated. Normally water pipes in unheated rooms are insulated to prevent freezing.

- There is a leak around the hall bath showerhead.

- The washer overflow pan has not been installed.

- The master bathtub drain is slow.

5. Electrical

- The garbage disposal and the dishwasher are wired to a two-pole breaker. These appliances should be wired to single pole breakers.

- A basement receptacle on the wall in the room where the building drain exits is marked GFCI. The receptacle is not GFCI protected. The wire comes from the first floor not from the other receptacle in the basement.

6. Heating and Air conditioning

- All heating a A/C equipment was shut off. The gas is not connected to the house for the gas heat. The A/C disconnects were turned off. Usually the mechanical contractor on a new house comes back after the utilities are turned on to test and operate the heating and air conditioning equipment.

- The gas fireplace was not tested.

- The condensate drains on the attic units have the vent installed on the wrong side of the trap. See the installation instructions.

- The trap was not installed on the secondary condensate drain. See the installation instructions.

- The supply air vent in the master bath toilet room is not square with the wall. The buyer wanted this in the summary report.

7. Interiors

- No garage door opener has been installed.

- The cover is missing on the garage attic access.

- The garage wall has holes in it. Also, look to the right of the garage entrance door.

- There is paint on the wood for the stair handrails.

- Some areas of the wall paint are not finished.

- Molding is missing at the wood floor and carpet.

- Molding is missing at the carpet and tile in the bathroom.

- The wood trim at the floor by the dishwasher is not even with other trim.

- Wood trim is missing on the stairs.

- The shower tile and other tile in the master bathroom are not finished.

Grout is missing in the shower and other areas.

Some of the tile is missing where the wall is not finished.

- There is a gap in the wall by the shower.

- There is a hole in the kitchen ceiling.

- The wall in the basement shows signs of a leak at the area where the drainpipe exits through the wall. Mud has run down the wall and onto the floor. Some areas were still wet. Repairs need to be made on the outside wall.

- Also, on the outside basement wall at the front of the house, areas where water has run down the wall can be seen. This may be left over from construction. The floor did not appear wet at these areas. This area is near the front porch.

- Light can be seen at a gap at the basement wall near the drain. This is where the wood stud wall meets the foundation wall.

- The concrete floor in the basement has some chips broken out of it. The customer pointed these areas out.

- The upstairs rear closet wall has a repaired screw hole that needs painted.

8. Insulation and Ventilation

- There is no insulation for the floor on the 1st floor. This should be at least R-19 insulation in the basement ceiling.

9. Built-in Kitchen Appliances, Cabinets and Countertops

- The stove was not connected and was not tested for correct operation. This is an electric stove and requires a cord to be field installed.

- The dishwasher door bumps the cabinet when closed. The dishwasher wobbles in the cabinet.

NOTE: It is recommended that all contractors for repairs are licensed or a qualified professional where the state does not require a license (ex. kitchen appliance repair, roofing contractor).