This post will attempt to outline the recommendations made by the inspection and the work that was completed to correct these issues.
Structure
The first set of recommendations were around the structure of the home specifically the foundation. It recommended a separate report be produced around the foundation. This report was done by Edwards Construction, and their recommended work was completed on May 24, 2010.
Exterior
The report pointed out that there was some old fencing in need of repair on the right side of the home. The particular section of fencing in question is actually on the neighbor's property and none of it is within the property line of 23 Linden Drive. All the fencing surrounding the home is relatively new, and in fact the fencing along the back and right side, and front of the home was all newly done in 2007.
Electrical
A number of electrical fixes were called out. Specifically these were around missing cover plates, ground tied to neutral in the electrical panel, and a double tap in one of the electrical panels. All of these have been corrected. Cover plates have been installed where necessary, grounds have been removed from the neutral bars, and placed on the ground bar (including adding a ground bar in one of the electrical panels to accomplish this), and the double tap was removed and split into two separate breakers.
There was also a recommendation to put the electrical romex in the back utility room through rigid conduit. This was also completed, and all electrical in the utility room now goes through conduit.
The final electrical recommendation was to either have conduit or to drywall over exposed romex in the garage. This has been left for the new owner to complete, in case they want to do additional wiring, so they can drywall this section when their wiring changes are complete.
Heating
There were two recommendations for repairs to the heating system. One was to add a second vent to the door to the furnace and the other was to replace the brass gas flexible supply line with one made of stainless steel.
Both of these have been corrected. An upper vent was added to the furnace closet door, and the supply line has been replaced with a coated stainless steel supply line.
Plumbing
There were two areas that had plumbing recommendations. The first was with the water heater. It was recommended the venting system use sheet metal screws to hold it together (instead of or in addition the metal snaps currently in place). Also the discharge pipe was too short and it was recommended a longer one (one that reached below the water heater) be installed. Metal screws were added to the venting system and the discharge pipe was extended to below the water heater.
The second area of recommendation for the plumbing system was in reference to the p-trap below the sink in the kitchen. The kitchen sink has double bowls, and there was a p-trap below each sink. The recommendation was that the two drains should tie together and lead to a single p-trap. The configuration was changed so there is now a single p-trap below the connection of the two drains.
Interior
There were two interior recommendations. The first was to install an air gap for the dishwasher and the second was to install a threshold to the master bathroom on the ground floor.
The air gap installation is left to the new owner, as there a number of ways this can be accomplished. The sink itself is a 3 hole sink, and the current kitchen faucet only uses one of the 3 holes, so the "dummy" cover could be removed and one of the other two holes could be used to install an air gap (leaving a third hole that would need either a dummy cover or another feature (such as filtered water or soap dispenser). The other option is to keep the faucet as it is with the dummy cover and drill a hole for the air gap at either corner of the sink. Because the location of the air gap is a preference item for each individual, this task is left to the buyer.
A new threshold has been installed at the entrance of the master bath. It is oak wood tone to match the wood flooring in the master bedroom.
We've now covered all the recommended work in the property inspection. As you can tell, with the exception of a few items, almost all the recommended work has been completed. If you'd like the remaining work completed, just specify it (along with what or where you'd like that work done), and as sellers we'd be happy to accommodate your request as long as its reasonable and addresses the recommended correction.
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