Action/ Recommendations List - 636 Dauphine St, New Orleans
Inspected on Wednesday, July 10, 2019
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FROM THE REPORT SUMMARY
Item A) What the report said
Roofing • Sloped roofing
Condition: Slate • Missing, loose or broken pieces
Location: Various/ Throughout Roof Areas
Task: Further evaluation/ Repairs- Consult qualified professional/ licensed contractor
Cost: $2,000 - and up (depends on work needed/ approach)
Inspector notes: Not all loose slate tiles are pictured. The condition of the roof is the main concern regarding this structure.
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FROM THE REPORT SUMMARY
Item B) What the report said
Roofing • Sloped roof flashings
Condition: Chimney flashings • Damage, loose, open seams, patched
Location: Front Roof Areas
Task: Further evaluation/ Repairs- Consult qualified professional/ licensed contractor
Cost: $300 - and up (depends on work needed/ approach)
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FROM THE REPORT SUMMARY
Item C) What the report said
Exterior • Porches, decks, stairs, patios and balconies
Condition: Handrails and guards • Spindles (balusters) missing
Location: Rear Exterior Staircase
Task: Further evaluation/ Repairs- Consult qualified professional/ licensed contractor
Cost: Depends on work needed/ approach
Inspector notes: This is a liability issue for tenant-occupied properties.
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FROM THE REPORT SUMMARY
Item D) What the report said
Structure • Recommendations
Condition: General
Location: Throughout
Task: Consult pest company/ Have professionally treated
Cost: $1,500 - and up
Inspector notes: No termite contract. A termite treatment/ contract is recommended for this house to protect the structure from termite damage.
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FROM THE REPORT SUMMARY
Item E) What the report said
Electrical • Distribution system
Condition: Outlets (receptacles) • Loose outlet
Location: Left Side Exterior Wall
Task: Further evaluation/ Repairs- Consult licensed electrician
Cost: $100 - and up
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FROM THE REPORT SUMMARY
Item F) What the report said
Electrical • Distribution system
Condition: Lights • Damage
Location: Second Floor Rear Exterior Wall
Task: Further evaluation/ Repairs- Consult licensed electrician
Cost: $200 - and up (depends on work needed/ approach)
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FROM THE REPORT SUMMARY
Item G) What the report said
Cooling & Heat Pump • Air conditioning
Condition: Compressor • Wrong fuse size (over-current protection)
Location: Rear Exterior Wall- Electrical Disconnect Box
Task: Replace fuses
Cost: Minor
Inspector notes: The 30 amp fuses servicing the smallest AC condenser should be replaced with a 20 amp fuses to satisfy manufacturers specifications.
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FROM THE REPORT SUMMARY
Item H) What the report said
Plumbing • Supply plumbing
Condition: Water supply piping in building • Poor pressure or flow
Location: Various Second and Third Floor Plumbing Fixtures
Task: Further evaluation/ Repairs- Consult licensed plumber
Cost: Depends on work needed/ approach
Inspector notes: Water pressure at some upper level plumbing fixtures was noticeably lower when compared to the first floor plumbing fixtures.
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FROM THE REPORT SUMMARY
Item I) What the report said
Plumbing • Fixtures and faucets
Condition: Basin, sink and laundry tub • Loose sink
Location: Second Floor Hallway Bathroom Sink
Task: Repair/ Secure
Cost: $200 - and up
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FROM THE REPORT SUMMARY
Item J) What the report said
Plumbing • Fixtures and faucets
Condition: Shower stall • Leak
Location: First Floor Hallway Bathroom
Task: Further evaluation/ Repairs- Consult licensed plumber
Cost: Depends on work needed/ approach
Inspector notes: This appears to be an ongoing issue based on evidence observed (rotted wood trim under the shower door, leakage during inspection, etc...). The shower head is pointing directly at the shower door. Recommend re-positioning/ re-directing the shower head so that it doesn’t point at the door. Water was observed leaking through the sub-flooring in the crawl space under this area.
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FROM THE REPORT SUMMARY
Item K) What the report said
Interior • Ceilings
Condition: General notes • Damage
Location: Second Floor Dining Room
Task: Further evaluation/ Repairs- Consult qualified professional/ licensed contractor
Cost: $400 - and up
Inspector notes: The ceiling was apparently opened here on purpose in order to repair a past plumbing leak from the bathroom above.
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FROM THE REPORT SUMMARY
Item L) What the report said
Interior • Exhaust fans/ HVL (heat, vent, light) Units
Condition: Kitchen range exhaust system (range hood) • Inoperative exhaust fan
Location: First Floor Kitchen
Task: Further evaluation/ Repairs- Consult qualified professional/ licensed contractor
Cost: Depends on work needed/ approach
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FROM THE REPORT SUMMARY
Item M) What the report said
Interior • Appliances
Condition: Oven • Inoperative oven
Location: First Floor Kitchen
Task: Further evaluation/ Repairs- Consult qualified professional/ licensed contractor
Cost: Depends on work needed/ approach
Inspector notes: The oven was operational but the convection feature was not. The button at the control panel does not appear to engage properly.
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Item N) What the report said
Exterior • Walls
Condition: Trim • Caulking missing or deteriorated
Location: Various Exterior Wall Areas
Task: Seal Gaps/ Openings
Cost: $100 - $200 (depends on work needed/ approach)
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Item O) What the report said
Exterior • Walls
Condition: Trim • Paint or stain needed
Location: Various Areas
Task: Improve/ Paint/ Seal
Cost: Depends on work needed/ approach
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Item P) What the report said
Exterior • Porches, decks, stairs, patios and balconies
Condition: Handrails and guards • Missing handrail(s)
Location: Front Exterior Steps
Task: Install
Cost: Depends on work needed/ approach
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Item Q) What the report said
Exterior • Porches, decks, stairs, patios and balconies
Condition: Handrails and guards • Too low
Location: Balcony
Task: Improve/ Correct
Cost: Depends on work needed/ approach
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Item R) What the report said
Exterior • Landscaping
Condition: Walkway • Cracked/ damaged and/ or settled surfaces
Location: Various Areas
Task: Repair/ Improve
Cost: Depends on work needed/ approach
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Item S) What the report said
Exterior • Landscaping
Condition: Driveway • Cracked/ damaged and/ or settled surfaces
Location: Various Areas Throughout Driveway
Task: Repair/ Improve
Cost: Depends on work needed/ approach
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Item T) What the report said
Structure • Foundation/ Structure
Condition: Columns or piers • Mortar deterioration
Location: Various Crawl Space Areas
Task: Repair/ Improve
Cost: Depends on work needed/ approach
Inspector notes: Some piers were deteriorated at the mortar joints and should be re-pointed, particularly at the front areas of the crawl space. This condition is typical for the age of the house. These conditions do not appear to be compromising the integrity of the structure but should be addressed as soon as possible. Some supplemental repairs have already been made. One way of correcting these conditions is to completely cover/ encase the brick piers with concrete.
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Item U) What the report said
Structure • Foundation/ Structure
Condition: General notes • Typical minor settlement
Location: Throughout
Task: Monitor
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Item V) What the report said
Structure • Foundation/ Structure
Condition: General notes • Prior repairs
Location: Various Crawl Space Areas
Task: Monitor
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Item W) What the report said
Structure • Floors
Condition: Sheathing/Subflooring • Insect damage
Location: Various Crawl Space Areas
Task: Further evaluation/ Repairs- Consult qualified professional/ licensed contractor
Cost: Depends on work needed/ approach
Inspector notes: Visible damage does not appear to have compromised the integrity of the structure. It appears that newer sub flooring was installed over damaged, original subflooring. Please note that other wood framing members (sills, joists, etc...) were also termite damaged in various areas. Repairs have been made in various areas and old, damaged wood was left behind. No active termites were observed in any accessible areas of the structure. I strongly recommend maintaining a termite protection contract on this house.
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Item X) What the report said
Structure • Roof framing
Condition: Sheathing/ Decking/ Framing • Water stains
Location: Various Attic Areas
Task: Monitor for leaks
Inspector notes: Moisture stains were noted at various areas in the attic. Some stains were checked with a moisture meter and appeared to be dry during inspection. Stains are common with buildings this age. Not all stains could be accessed/ checked. The roof needs repairs now in various areas.
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Item Y) What the report said
Electrical • Service box, grounding and panel
Condition: Service box • Poor access
Location: Right Side Exterior Wall- Main Electrical Panels
Task: Improve/ Correct
Cost: Depends on work needed/ approach
Inspector notes: The fence prevents two of three panel covers from being completely opened.
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Item Z) What the report said
Electrical • Service box, grounding and panel
Condition: Distribution panel • Openings in panel
Location: Right Side Exterior Wall- Main Electrical Panels
Task: Repair
Cost: $100 - and up
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Item AA) What the report said
Electrical • Distribution system
Condition: Wiring (wires) - installation • Abandoned wire- Active/ “Hot”
Location: Various Crawl Space Areas
Task: Remove
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Item BB) What the report said
Electrical • Distribution system
Condition: Wiring (wires) - installation • Improper color coding
Location: Various Electrical Panels
Task: Correct
Cost: Minor
Inspector notes: White wires used at 220/240 V circuits should be colored black to distinguish them as “hot” wires.
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Item CC) What the report said
Electrical • Distribution system
Condition: Outlets (receptacles)
Location: Rear Exterior Wall- Storage Room
Task: Install cover(s)
Cost: $50 - and up
Inspector notes: Weather-proof cover needed
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Item DD) What the report said
Electrical • Distribution system
Condition: Outlets (receptacles)
Location: Front Exterior Wall Areas
Task: Install cover(s)
Cost: $50 - and up
Inspector notes: Weather-proof cover needed
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Item EE) What the report said
Electrical • Distribution system
Condition: Lights • Inoperative light
Location: Front Exterior Wall, Balcony, Both Kitchen Ceilings, Storage Closet
Task: Repair
Cost: Depends on work needed/ approach
Inspector notes: There were some light fixtures that did not function. Testing fixtures for power and/ or changing light bulbs is beyond the scope of this inspection. Recommend asking seller to replace/ install bulbs, if/ when possible, to "prove" proper operation of lights. Note: Exterior sensor lights are sometimes not functional during the day and can't be properly tested. Some fixtures may be missing bulbs.
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Item FF) What the report said
Electrical • Distribution system
Condition: Lights • Exposed light (no protective cover)
Location: Attic Areas
Task: Install cover(s)
Cost: $50 - and up
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Item GG) What the report said
Heating • Heating System
Condition: Air filter • Dirty filter
Location: First Floor Hallway, Second Floor Living Room Ceiling, Third Floor Landing
Task: Replace
Cost: Minor
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Item HH) What the report said
Heating • Space heater
Condition: Electric space heater/ baseboard heater • Inoperative heater
Location: Second Floor Master Bathroom, Third Floor Bathroom
Task: Further evaluation/ Repairs- Consult qualified professional/ licensed contractor
Cost: $200 - and up (depends on work needed/ approach)
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Item II) What the report said
Cooling & Heat Pump • Air conditioning
Condition: General notes • Service air conditioner
Location: Throughout
Task: Clean/ service annually
Cost: $200 - and up per system
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Item JJ) What the report said
Cooling & Heat Pump • Air conditioning
Condition: Condensate system • No float switch- Primary AC drain pipe
Location: Attic Systems
Task: Install
Cost: $200 - and up per location
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Item KK) What the report said
Cooling & Heat Pump • Air conditioning
Condition: Duct insulation • Missing duct insulation
Location: Various Crawl Space Areas
Task: Further evaluation/ Repairs- Consult qualified professional/ licensed contractor
Cost: $300 - and up
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Item LL) What the report said
Insulation and Ventilation • Foundation
Condition: Crawlspace floor • No vapor barrier on ground
Location: Throughout Crawl Space
Task: Install
Cost: $600 - and up
Inspector notes: A vapor barrier can be as simple as laying plastic sheeting on the ground under the house. Plastic should be anchored down to prevent from blowing out of place. A vapor barrier will help keep moisture from "wicking" up into the crawl space. Too much moisture vapor can cause wood framing/ wood flooring to deteriorate, cause AC system to work harder. Any debris should be removed from crawl space before installing vapor barrier. The crawl space soil was damp in some areas during the inspection.
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Item MM) What the report said
Plumbing • Fixtures and faucets
Condition: Faucet • Loose faucet
Location: Second Floor Kitchen Sink Sprayer Trim Ring
Task: Secure
Cost: $50 - and up
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Item NN) What the report said
Plumbing • Fixtures and faucets
Condition: Faucet • Damaged and/ or missing parts
Location: Kitchen Sink Soap Dispensers
Task: Repair/ Replace
Cost: Less than $50
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Item OO) What the report said
Plumbing • Fixtures and faucets
Condition: Basin, sink and laundry tub • Surface defects
Location: Second Floor Master Bathroom Sink
Task: Repair-
Inspector notes: Water was left in the sink for 10 minutes; there did not appear to be any leakage due to the cracks in the sink.
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Item PP) What the report said
Plumbing • Fixtures and faucets
Condition: Shower stall • Door needs adjustments
Location: Second Floor Master Bathroom Shower
Task: Repair/ Improve
Cost: $100 - and up (depends on work needed/ approach)
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Item QQ) What the report said
Interior • Ceilings
Condition: General notes • Stains
Location: Second Floor Storage Room Ceiling
Task: Monitor for leaks
Inspector notes: Stains were checked with a moisture meter and/or thermal imaging camera and were found to be dry at the time of the inspection. There were signs of suspected mold/ mildew in these areas. Attic area above here was dry.
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Item RR) What the report said
Interior • Floors
Condition: General notes • Water/ moisture damage
Location: Third Floor Bathroom Shower Areas
Task: Further evaluation/ Repairs- Consult qualified professional/ licensed contractor
Cost: Depends on work needed/ approach
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Item SS) What the report said
Interior • Floors
Condition: General notes • Water stains
Location: Rear Exterior Door Areas
Task: Monitor for leaks, Make any needed repairs
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Item TT) What the report said
Interior • Floors
Condition: General notes • Uneven Areas
Location: Various Areas
Task: Repair/ Improve
Cost: Depends on work needed/ approach
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Item UU) What the report said
Interior • Floors
Condition: Wood/laminate floors • Slight damage/ deterioration
Location: Various Areas
Task: Repair/ Improve
Cost: Depends on work needed/ approach
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Item VV) What the report said
Interior • Floors
Condition: Ceramic tile, stone, marble, etc • Tiles cracked
Location: Third Floor Bathroom
Task: Repair/ Replace
Cost: Depends on work needed/ approach
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Item WW) What the report said
Interior • Floors
Condition: Subflooring • Squeaks
Location: Various Areas
Task: Repair/ Improve
Cost: Depends on work needed/ approach
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Item XX) What the report said
Interior • Windows
Condition: Glass (glazing) • Excess condensation
Location: Various Windows Throughout- Between Panes
Task: Correct
Cost: Depends on work needed/ approach
Inspector notes: These conditions may be due to the low AC temperature settings at the thermostats.
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Item YY) What the report said
Interior • Doors
Condition: Doors and frames • Swings open or closed by itself
Location: Various Areas
Task: Repair/ Improve
Cost: Depends on work needed/ approach
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Item ZZ) What the report said
Interior • Doors
Condition: Doors and frames • Door binds/ Rubs on frame
Location: Various Doors
Task: Repair/ Improve
Cost: $50 - $100 per location (depends on work needed/ approach)
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Item AAA) What the report said
Interior • Doors
Condition: Doors and frames • Door binds/ Rubs on frame
Location: Second Floor Rear Exterior Door
Task: Repair/ Improve
Cost: $100 - and up (depends on work needed/ approach)
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Item BBB) What the report said
Interior • Doors
Condition: Doors and frames • Door rubs floor
Location: First Floor Bedroom
Task: Repair/ Improve
Cost: $100 - $200 (door repair only)
Inspector notes: Some damage/ deterioration noted at the floor here.
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Item CCC) What the report said
Interior • Carpentry
Condition: Trim • Rot
Location: First Floor Hallway Bathroom Shower Area
Task: Repair/ Replace
Cost: Depends on work needed/ approach
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Item DDD) What the report said
Interior • Stairs/ Steps/ Balcony
Condition: Spindles or balusters • Loose
Location: Third Floor
Task: Repair- Secure
Cost: $100 - and up
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Item EEE) What the report said
Interior • Exhaust fans/ HVL (heat, vent, light) Units
Condition: General notes • Inoperative light
Location: Second Floor Hallway Bathroom
Task: Repair-
Cost: Minor
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Item FFF) What the report said
Interior • Appliances
Condition: Refrigerator and/or Ice Maker • Water dispenser not functional
Location: Second Floor Kitchen
Task: Further evaluation/ Repairs- Consult qualified professional/ licensed contractor
Cost: Depends on work needed/ approach
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Item GGG) What the report said
Interior • Appliances
Condition: Washing machine • Drip pan missing
Location: Laundry Areas
Task: Install
Cost: $100 - $200 each
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Item HHH) What the report said
Mold Inspection • Recommendations
Condition: General • Suspected mold/ mildew/ microbial growth
Location: Various Third Floor Areas (especially in bathroom), Second Floor Storage Room Ceiling
Task: Further evaluation/ Repairs- Consult qualified professional/ licensed contractor
Cost: Depends on work needed/ approach
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