Grounds and Exterior

GROUNDS AND EXTERIOR

GROUNDS

Sidewalks: Damage to sidewalks can be caused by tree roots, frost heaves, or settlement. Repairing damage to walks can often be accomplished by replacing individual sections.

Driveway: Cracks in concrete are often due to drying and shrinking. Trip hazards are often created by excessive cracking, and concrete may need to be replaced. Asphalt driveways need to be maintained and resealed regularly.

Decks/Porches: A guardrail that is at least 36” tall is recommended for decks that are higher than 30” above the surrounding ground. Railings in new installations should not have any space that is larger than 4” in width. Handrails for steps leading to decks or porches must be easily gripped. Concrete footings should support wood decks and porches. Clearance between wood and soil is critical to avoid deterioration. It is recommended that access to the area under a porch or deck be opened for inspection. A permit is usually required for decks and it is recommended that all information available be obtained. Cracking and deterioration often occur when a deck or porch with a waterproofed surface is not regularly maintained. Regular maintenance and resealing is recommended every three to five years. If the deck is covered with carpet or other material, removal is recommended prior to evaluation.

Patios: Patios are evaluated for cracks and movement. It is recommended that any carpet covering a patio be removed for evaluation. Installed correctly, patios will drain water away from the house.

Patio Cover: This is a structure built over a deck, patio or porch for rain protection, and to provide shade from the sun. These are structural elements, and proper design and attachment is required. Evaluation of any cover that is integral to the roof will be included in the roofing section of the report.

Retaining Walls: Steep banks are stabilized and soil movement is controlled by retaining walls. When water is able to collect behind the wall, pressure is exerted and can cause the wall to move. Drainage provisions are often not evident through a visual evaluation. When efflorescence (a white powdery substance) is present on the wall it indicates blocked or non-existent drainage. The proper position for a retaining wall is straight or tipped slightly toward the earth it supports. Structural evaluation and repair is recommended for walls that appear cracked or leaning.

Fences & Gates: We limit our evaluation of fences to those areas which may directly affect the condition of the house. Pools must be enclosed by a fence which is of sufficient height for safety and meets local jurisdiction standards. Self-closing and latching gates are frequently required at the entrance to pool areas.

EXTERIOR

Exterior Walls: Any openings or penetration in exterior wall coverings should be properly sealed to protect wall framing and interior finishes from weather. Wall coverings should not come into contact with earth and a distance of four to six inches between earth and the wall covering should be maintained. Items such as firewood and planters should not be in contact with wood framed walls to prevent rot. E.I.F.S. (Exterior Insulation and Finish Systems) wall systems should receive a fully certified inspection for further information.

Trim: Inspection of the trim includes the exterior eaves, soffits, facia and molding. An eave is the portion of the roof that overhangs the wall. A soffit is an enclosed portion of an eave. Moisture damage can occur when a soffit is not properly vented. Facia, the finish board at the end of the eave, is often damaged by water running off the roof.

Exterior Stairs: Tripping hazards are caused by uneven steps and should be repaired or monitored. Distance between steps should have a difference of no more that 3/8 inch. Handrails should be secure and easily gripped. Two by fours or two by sixes are not considered acceptable handrails unless a grip is routed into it. According to current standards, clearance between rails should be narrow enough that a four inch sphere cannot pass through. It is recommended that consideration be given to updating older rails with larger openings, for child safety.

Gutters & Downspouts: This inspection does not include a water test. Downspouts should direct water away from the house. Gutters should be cleared regularly to avoid blockage and structural water damage, or be removed completely. Flat roofs that drain into area drains should have both a primary drain, and a second system if the primary system becomes blocked.

Chimney: This is an evaluation of visible portions of the chimney’s exterior. Spark screens and rain caps are used over the chimney, preventing sparks from escaping and water from entering the flue. The top brick surface should be covered with mortar to divert water from the masonry, preventing damage. Cracks should be sealed for protection.

Hose Faucets: Hose faucets that are winterized and shut off cannot be inspected. An anti-siphon device for a hose faucet may be present to prevent contaminated water form being siphoned back into the house supply. These are easily installed.

Sprinklers: This evaluation is limited to sprinklers found in the lawn near the house. Sprinklers found in groves or orchards and electronic sprinkler systems are not included. Adequate coverage is not included.