"To Whom It May Concern;
We are a local company that owns and manages several commercial retail and office properties. One of our office buildings developed a water leak which was causing significant damage to both the 1st and 2nd floor offices beneath it. We had our roofing contractor make several repairs in areas where we thought the leak was coming from; however, whenever there was a strong Northwest storm the roof still leaked. We were getting ready to tear off and completely replace the entire flat roof area. In one final effort to avoid the expensive roof replacement, I contacted Showalter Property Consultants for their assessment. Steve Showalter conducted a complete Moisture Intrusion Investigation. He did a drone inspection and provided up close, high quality photos. He also did Thermal Imaging of the area with his state-of-the-art imaging equipment. He determined that water was getting under the roof cap flashing and was leaking down the front wall. We removed and replaced the old flashing at a fraction of what a new roof would have cost and have not had any leak problems since.
Thank you - Showalter Property Consultants."
Great Eastern Properties, Inc.
Michael S. OBrien, President
If you need a roof inspection we can help give you a overview of the roof and the conditions. With our inspections there is no conflict of interest since we do not perform any repairs. We are trained to look at the condition of the roof covering, decking, framing, ventilation, flashing and identify areas at risk for leaks and failure. We can also identify the approximate remaining life of the roof covering and components.We inspection steep and low sloped roofs what ever your needed.
The roof shingles or roof covering is the umbrella for the house or building. Its purpose is to keep the rain and weather out when in good condition and properly installed. We will access any roof within our skill level and that is safely accessible for the inspector and won't result in damage to the roof covering. There are multiple types of roof covering materials from asphalt, composite, metal, slate, wood and many newer green synthetic materials. We will inspect the roof when accessible, evaluate the conduction and evaluate the overall installation and workmanship. We will directly access many roof and with some we may utilize our drone. As with our report we will document the roof condition with photographs for your records. With an extensive background in roofing and a certification from CertainTeed for a Master Shingle Applicator, we bring experience to the inspection.
If you need a deck inspection we can help give you a overview of the deck and the overall conditions. With our inspections there is no conflict of interest since we do not perform any repairs. We are trained to look at the condition of the deck and all systems and components. We can also identify the approximate remaining life of the deck and components.
Decks are a great feature of any home, however deck age, wear, substandard workmanship, and antiquated building practices can pose potential concerns. We will evaluate the visible condition of the framing, support posts, ledger attachment, and flashing. We will also evaluate the condition of any railing and note potential safety concerns. There are many decking styles, designs and materials which have various maintenance requirements and concerns. Wood decks can show premature wear from power washing, while some composite decks have been recalled. Higher decks can pose safety concerns due to inadequate posts, ledger attachments, or component rot.
We have extensive experience building decks and training about decks, and will educate you about maintenance, and potential problems and safet concerns. We may suggest improvements, including safety concerns, as well as how to improve the remaining life of the deck.
Home Inspection Report Definitions
Area of Concern: Items identified under these sections show some concern that may need some service, repairs, replacement, or documentation.
Budget for Replacement: Items identified under these sections are older, are nearing or at the end of their statistical or serviceable life expectancy, and show wear or deferred maintenance. The Client is advised to budget for replacing these systems or components at any time after the inspection.
Building Permits: Items identified under these sections need the seller or the local municipality to verify that all required permits were obtained and closed.
Further Evaluation: Items identified under these sections require an area, system, or components that require further evaluation due to the inspector's lack of access or functionality. The color coding will dictate the urgency of the repairs.
General Observation: Items identified under these sections bring attention to a system or component for the Client to be aware of, monitor, or for documentation.
Inspection Limitations: Items identified under these sections were not accessible or functional for evaluation at the time of the inspection and needed to be evaluated before closing and expiration of any inspection contingencies. It is the Client's responsibility to follow through with all necessary re-inspections.
Maintenance Needed: Items identified under these sections currently require and need maintenance.
Monitor Conditions: Items identified under these sections require routine monitoring for further activity, and some cases may require future repairs. These sections include systems or components that may show signs of concern, such as water stains, settlement, movement, or other potential problems.
Preventive Maintenance: Items identified under these sections require routine maintenance to ensure the system or components are performed as designed.
Repairs Needed: Items identified under these sections require proper repairs conducted by licensed contractors that provide a warranty and issue a scope of work on all repairs. The color coding will dictate the urgency of the repairs. The Client or Homeowner should not perform repairs that require a state or local license, are beyond their skill level, or may result in bodily injury or harm, such as roofing, work requiring ladders, or electrical work that may result in electrocution.
Seller Documentation: We recommend requesting any available documentation from the seller listed under these items that may include prior repairs, specific observations, and known history of the property.
Service Needed: Items identified under these sections require proper system service, which should be conducted by licensed contractors that provide a warranty and issue a scope of work on all repairs. The color coding will dictate the urgency of the repairs.
Serviceable Condition: Items identified under these sections appeared functional or operational during the inspection. No remaining life expectancy is offered or given.
Storage & Obstructions: Items identified under these sections were not accessible for evaluation at the time of the inspection and needed to be evaluated before closing and expiration of any inspection contingencies. It is the Client's responsibility to follow through with all necessary re-inspections.
Addtional Home Inspection Comments
Building Permits & Documentation: Recommend requesting all documentation, building permits (including all final permits), and documentation that licensed contractors performed all work requiring building permits, such as the deck, addition(s), kitchen, basement, electrical, mechanical work, and any other work performed which required a building permit. If no building permits are available, the Client is advised to proceed, understanding other defects and legal repercussions may be possible that could affect the function, life, or safety of the non-permitted work. If there is no documentation, the Client should also check with the local planning and zoning for any documentation or history.
Code Compliance: This limited Inspection is not a code or compliance inspection. Older Homes and Buildings typically do not meet current code standards for many systems and components. Regulations also vary within certain municipalities regarding the code adoption year and enforcement. The home inspector may report on some safety-related items that, in the opinion, warrant reporting.
Concealed Repairs or Damage: We exclude all concealed areas and components and cannot be responsible for any non-professional work or repairs, hidden or concealed electrical, plumbing, or framing connections. Therefore, all these areas are excluded from the inspection. This includes but is not limited to all framing cavities in slabs, systems, and components below grade.
Future Expenses: We exclude any potential expenses to the building due to future inspections, repairs, code changes, or updates.
Inspection Expectations: This report is intended only as a general guide to help the client evaluate the home's overall condition and is not intended to reflect the value of the property nor make any representation as to the advisability of purchase. No warranty is expressed or implied by this inspection. The inspection and report are not intended to be technically exhaustive or to imply that every component was inspected or that every possible defect was discovered. No equipment was disassembled, opened walls, moved furniture, surface coverings, appliances, stored items, or excavated. This limited visual evaluation of the building cannot predict any remaining life, future failures, or water leaks. We cannot predict how once occupying the house can affect the function, flow, or drainage of the plumbing system or how the electrical systems will respond during full loads by the Client. This limited evaluation is a snapshot of the house and systems on the actual building inspection date; no warranty or guarantee is implied or offered. Maintenance of the house is paramount to help prevent future expensive repairs from deferred maintenance. The client should conduct a final walk-through of the property as conditions may change or become apparent due to the house being vacated, changes in lighting, subsequent weather, or natural disaster events, all of which can reveal changes in the property, such as water-related damage, mold, vandalism, removal of system or components or other damage that could affect the property.
Inspection Limitations: We assume no responsibility for any defects hidden or concealed, blocked by storage, furnishings, or wall and floor coverings. In the event prior damage is determined to be present and not disclosed or covered up by the seller. The client is also advised to request documentation before closing from the seller about any conveyable warranties. If work they performed independently or without the benefit of a building permit or a licensed contractor. We recommend asking the seller if they have performed any repairs or modifications to the property, especially those requiring building permits or licensed contractors to complete the work.
Photo Limitations: Any photos and items reported on should be considered a limited representation of the house and items of concern. The client is advised that other similar items or deficiencies may be present and should be identified when contractors perform necessary repairs.
Potential Expenses: We exclude any potential expenses to the building due to future inspections, repairs, code changes, or updates.
We assume no liability for any repairs performed because of the home inspection or future maintenance. We accept no liability for any injury resulting from future repairs or maintenance on the property.
Property Information: Some of the information which may be included in the report, such as the age, address, and utility data, such as the water supply and waste system, is relayed by the Listing, Seller, Client, or Realtor. We do not confirm many of these, and it is up to the Client to verify many of the property details outside the inspection scope.
Before Closing: Areas to look for would include signs of water-related concerns at the foundation, roofs, plumbing leaks, basement walls, and other areas which were not visible at the time of the inspection. If there have been any storms after the inspection, we recommend gaining access to the property for wind or water damage evaluation.
Recalled Items: We may not know all recalled items and will only point out the ones we know. If you have concerns or are interested in viewing items in your home that may have been recalled, please visit the Consumer Product Safety Commission: Any items not reported on in this inspection should be considered excluded. https://www.cpsc.gov/
Signs of Repairs: If there have been any recent repairs or installations of systems or components, we recommend requesting all documentation, including any warranties available that may convey.
Special Testing Equipment: The use of special testing equipment such as moisture meters, infrared cameras or thermal imaging, gas detectors, or other similar equipment is not required by the standards of practice. If we chose to utilize it, such equipment would be in an area that shows suspect conditions, such as visible staining. It is the sole discretion of the inspector as to where and when such testing is performed. Additional or more comprehensive testing, such as thermal imaging, can be performed for additional fees.
Warranty Recommendation: If any of your systems or components are older, beyond the manufacturer's warranty, or show a lack of professional service, we recommend obtaining an independent third-party warranty for your benefit and peace of mind. Some warranties may have preexisting exclusions; we recommend reading what the warranty covers and excludes so you can make an educated decision about the warranties, as they are not all equal in coverage. We do not endorse or offer any recommendation for an express warranty. Any systems beyond the manufacturer's warranty are at risk for failure, as many manufacturers consider the system's life expectancy.