Scottpat

I agree with Mike, this is bigger than one unit! When you buy a condo you are also committing to the funding for the upkeep and maintenance of the complex. The complex needs to go after the builder if the law allows( if they are still in business), this is a major defect that should have never happend. I would SWAG the demo, correction and repair of the hidden damage based just on the photos in the $8k per unit range, that would not include any of the legal fees and cost.

Did the home have a geothermal heat pump?

It looks like an oyster shroom, and yes they are good to eat!

I'm sure the sill plate is gone in that area. In order to correct it, I see no other option but to remove the small patio. The I would install a PT deck in it's place. We can't worry about an HOA and if they will allow the repair, all we can do is to report what we find. Ya can't fix stupid!

Operator error!

Scott, what I was trying to say is that the label specifies 6" of clearance. The combustible substrate is in direct contact with the stove and protrudes above the cooking surface so the 6" specification is not met. I'd be recommending that the appliance be elevated slightly to clear the top of the counter top. Gotta work on my clarity a little more. Marc Above would be above the cook top not to the sides of the cook top.. I see what you are talking about but if you have a Zero side clearance and then it says Six inches above then those are two different things.. Read the next line it defines it more... I think it is OK outside of the exposed raw wood on the sides. I have a Wolf brand stove in my home and it is very similar. It will have adjustable legs that will allow the stove to be elevated up about 2-3 inches if needed. As Marc said this would be an improvement, if this bothers you. But I would still have that edge taken care of..

I do not see a problem with it. As Marc said, the label has Zero clearance and that is what you have on the side. However I would comment on the unfinished countertop edge and the exposed raw wood; exposed raw wood is a no no with kitchen countertops.

Not good... Condensation and rainwater will collect in the low spot and clog the vent.... Simple fix that needs to be done.

15 fires out of 1.3 million sold? Seems like a low number in the grand scheme of things, unless you are one of the 15!

Had an owner several years back get mad at me about the flickering lights in his home. His was associated with the washing machine and when he turned it on the house looked like a 1970's disco. It turned out that it was a loose neutral in the panel. Simple fix but the owner was still ticked at me because I did not find it in an empty home with no washing machine, etc, etc..... I must admit that it was one of the funnest things I had seen in a home with almost every light flashing or pulsing as the washer went through it cycles.

Marc, I would not even address the termites unless you are also doing a termite inspection. Let the PC contractor worry about that with the foam mess you have in those pictures. While I do not agree with everything that Dr Joe says, I do agree about the subfloor insulation in the South. I have seen more problems with subfloor insulation in the South than any good that it could provide. Now with foam, I have not idea if it could cause the same issue as fiberglass batts but my bet is that it could.

If I was asked to inspect a multi-family building, I would note all visible safety concerns. Not having proper GFCI protection is a safety concern. I would put it up with fire extinguishers and smoke detectors that all units should have but most do not work or have been removed and not replaced.

I think that all are equally bad! It really depends on your location and your expectations. In our family we have a phone on Verizon and three phones on AT&T. I have noticed that depending on your location one brand will have better service than the other, but more than often they both have just about the same signal strength. What I have noticed is that with the Verizon phone the service slows down during peak morning and late afternoon times; when more folks are using the service! I do have better coverage with AT&T in rural parts of state. It might also be due to Nashville being AT&T headquarters.. I have had AT&T going back before it was Cingular, I think it was called MobleCom or something like that. I have never had a problem that was not resolved. I also only deal with the company stores and not the resellers. It has been my experience that the problems usually start when you work with the resellers and not the company owned stores.

Pitch Gauge for roofing is a pretty neat tool, and it is free.

Don's article, I think non members can view it but I'm not sure.... http://www.ashireporter.org/articles/ar ... px?id=1191

Don Lovering (ASHI member) had a good article in the Reporter a couple of years ago. I think it can be viewed on the ASHI Reporter website by anyone.

No, it is not all that simple. I have attached a PDF from James Hardie that shows what and how to flash the joints. I have also attached the old install guideline that shows caulking. Download Attachment: hardieplank-install.pdf 1420.08?KB Download Attachment: hardipanelinstall_old_caulk.pdf 952.9?KB If it was me, I would tell the new buyer that joint flashing is not going to happen but that you would replace the caulk, paint and that is about the best you can do.

Pay somebody to do it! That would be the safest way!

If you have additional windows like this it is very likely they are in similar condition.

I just looked at a Trane install manual and it states that the "condenser unit must be level". To me that means if I can see it tilting that it needs to be noted.

If I found water in slab ductwork I would report just that. I would then tell my client that this is not normal nor is it a good thing. I would then explain that the only cure will be to replace the current ductwork with new ducting that is not in the slab. FYI, I pretty much tell my clients the above even if I do not find water in slab ductwork.

A word of caution... In slab ductwork has a pretty dismal history and should always be noted as being problematic, even if it is dry and you see no problems with it. A good example is what you are experiencing right now. Be nice and offer your opine but try to get a get out of jail free card saying you will not be included in any lawsuit if you offer your services for free. It might just work, you never know... This is the stuff that is not taught in the schools or in the books. It is acquired through experience, learned knowledge and from other experienced inspectors who have been down this road.

I would caution you about filling out a questionnaire, they can be worded to obtain a particular response.

I hope they are not using drywall corner bead for exterior stucco!

Just bought a Coast 25... at Lowes for $40 after I left my Ultra Stinger at home and discovered it about an hour away heading to a job. Works on 3AAA and shoots a beam better than my Ultra Stinger. I think it is listed at 170 lumens. The light color is more of a warmer white and not the blueish color many off the LED lights have. I love it.... It also has a lanyard that helps to keep it handy on your wrist if you decide to use it.