Ungrounded Subpanel
60-amp subpanel in the basement is ungrounded. No equipment grounding conductor connected. This is a safety hazard with risk of electrical shock. Panel appears to be original equipment (likely 1960s upgrade). Panel labeling is incomplete with 4 of 12 breakers unlabeled.
Recommendation: Hire a licensed electrician to install proper grounding and update panel labeling. Estimated cost: $500-800.
Estimated cost: $500-800
Code reference: NEC 250.24, 250.28, 408.4
critical
Structure/Foundation
F2
Active Water Intrusion - Rear Foundation Wall
Visible water staining and efflorescence on the rear foundation wall. Active moisture detected with meter (reading: 28% where threshold for concern is 17%). Appears to originate from grading issues in the backyard directing water toward the foundation.
Recommendation: Address exterior grading to direct water away from foundation. Install or repair perimeter drain. Monitor for structural impact. Estimated cost: $1,500-3,000 for grading + drainage; $3,000-8,000 if interior waterproofing needed.
Estimated cost: $1,500-8,000
Code reference: IRC R401.3, R405.1
Aging Asphalt Shingle Roof
Roof appears to be 18-22 years old based on shingle condition. Granule loss visible on south-facing slope. Several tabs lifting. No active leaks detected in attic, but remaining useful life estimated at 3-5 years.
Recommendation: Plan for roof replacement within 3-5 years. Budget $8,000-15,000 for a Brooklyn rowhouse roof. Get quotes from 3 roofers.
Estimated cost: $8,000-15,000 (within 3-5 years)
Deteriorated Roof Flashing at Parapet Wall
Step flashing where the roof meets the shared parapet wall is lifting and corroded. Counter-flashing mortar joints are cracked. Sealant has dried and separated in multiple areas. This is a common leak entry point for Brooklyn rowhouses.
Recommendation: Have roofer re-flash the parapet wall junction. Replace step flashing and re-point counter-flashing mortar. Estimated cost: $800-1,500.
Estimated cost: $800-1,500
Code reference: IRC R903.2.1
Deteriorating Rear Deck Stairs
Metal stairs from upper deck to yard level show significant rust at the base connections. Railing is loose at two attachment points. Stair stringers are corroded. Stairs are functional but approaching end of safe life.
Recommendation: Replace stairs and railing within 12 months. Consider galvanized or powder-coated steel replacement. Estimated cost: $2,000-4,000.
Estimated cost: $2,000-4,000
Cast Iron Drain Pipe Corrosion
Main drain stack (cast iron, original 1901) shows heavy external corrosion and scaling. No active leaks detected, but pipe wall thickness is reduced. Cast iron drain pipes of this vintage typically have 75-100 year lifespans and this one is at the end.
Recommendation: Scope the drain with a camera to assess internal condition. Budget for replacement with PVC if scoping reveals significant internal deterioration. Estimated cost: $300-500 for camera scope; $3,000-6,000 for replacement.
Estimated cost: $300-6,000
major
Landscaping/Grading
F7
Improper Grading - Water Directed Toward Foundation
Backyard grade slopes TOWARD the rear foundation wall rather than away. This is the likely source of the basement water intrusion (Finding F2). Soil is compacted with construction debris with poor drainage.
Recommendation: Re-grade backyard to slope away from foundation at minimum 6 inches over 10 feet. Add garden soil and amend existing soil. This directly addresses the critical water intrusion issue.
Estimated cost: $800-2,000
Inadequate Attic Ventilation
Attic has only 2 soffit vents and no ridge or gable vents. Calculated net free ventilation area is approximately 1/600 of attic floor area, below the recommended 1/150 ratio for unvented attics with no vapor barrier. Condensation staining visible on underside of roof sheathing.
Recommendation: Add ridge vent or gable vents to achieve proper 1/150 ventilation ratio. This will extend roof life and reduce moisture-related damage. Estimated cost: $400-1,000.
Estimated cost: $400-1,000
Code reference: IRC R806.1
Slow Leak Under Kitchen Sink
P-trap connection under the kitchen sink shows evidence of a slow drip. Water staining on the base of the cabinet. P-trap appears corroded.
Recommendation: Replace P-trap assembly. Simple DIY fix or ~$150-250 for a plumber.
Estimated cost: $20-250
Toilet Running Intermittently
2nd floor toilet runs for 5-10 seconds every 15-20 minutes. Flapper valve likely worn.
Recommendation: Replace flapper valve. $5-10 part, 10-minute DIY fix.
Estimated cost: $5-10
Peeling Paint on Front Facade
Paint peeling in several areas on the front facade (wood siding). No rot detected behind peeling areas. Cosmetic issue that will lead to moisture penetration if not addressed.
Recommendation: Scrape, prime, and repaint affected areas. Full exterior paint job recommended within 2 years. Estimated cost: $500-1,000 for touch-up; $3,000-6,000 for full exterior paint.
Estimated cost: $500-6,000
Gutter Sagging and Debris Accumulation
Front gutter is sagging at the center span, causing water to pool rather than flow to the downspout. Debris (leaves and granules) has accumulated in both front and rear gutters. Rear downspout extension is missing, depositing water at the foundation.
Recommendation: Re-hang gutter with new brackets. Clean all gutters and add downspout extensions (min 4 ft from foundation). Estimated cost: $200-500.
Estimated cost: $200-500
Soffit and Fascia - Minor Rot
Rear soffit shows paint failure and soft spots consistent with early-stage rot at the eaves. Fascia board at the rear is also beginning to deteriorate. Appears moisture-related due to gutter overflow.
Recommendation: Replace affected soffit/fascia sections and repaint. Address gutter issue (F12) first to prevent recurrence. Estimated cost: $300-800.
Estimated cost: $300-800
GFCI Outlets Not Functional in Basement
Tested 3 GFCI outlets in the basement using a plug-in tester. Two of three did not trip when tested. These outlets are near the laundry area and utility sink where water exposure is likely.
Recommendation: Replace non-functioning GFCI outlets. Estimated cost: $50-150 (DIY) or $150-300 (electrician).
Estimated cost: $50-300
Code reference: NEC 210.8(A)(5)
Smoke/CO Detectors - Expired and Missing
Kitchen smoke detector is expired (manufactured 2014, 10-year lifespan). No CO detector found on garden level despite gas range. 2nd floor has working smoke detector but no CO detector. NYC requires CO detectors within 15 ft of any bedroom.
Recommendation: Install new combination smoke/CO detectors on every level. Replace expired units. Estimated cost: $80-200 for 4 combination units.
Estimated cost: $80-200
Code reference: NYC Admin Code 27-2046.1, NFPA 720
Water Heater - Approaching End of Life
50-gallon electric water heater (Bradford White, 2018) is in serviceable condition. Temperature set to 125F (slightly above recommended 120F). Anode rod has not been replaced (manufacturer recommends every 3-5 years). No expansion tank installed. Unit has approximately 4-6 years of remaining useful life.
Recommendation: Lower temperature to 120F, replace anode rod to extend tank life, and consider adding an expansion tank. Estimated cost: $150-250 for anode rod; $100-200 for expansion tank.
Estimated cost: $150-450
Water Pressure Above Recommended Range
Static water pressure measured at 85 PSI at the basement hose bib. Recommended range is 40-80 PSI. High pressure can stress pipe joints, cause running toilets, and reduce appliance lifespan.
Recommendation: Install a pressure reducing valve (PRV) at the main water entry. Estimated cost: $200-400.
Estimated cost: $200-400
Code reference: IRC P2903.3.1
HVAC Filter Overdue for Replacement
Mitsubishi mini-split filter in the kitchen head unit is visibly dirty with restricted airflow. Filter should be cleaned monthly during heating/cooling season. Condensate drain line is clear. Refrigerant lines are properly insulated at the exterior.
Recommendation: Clean or replace filter immediately and set a monthly reminder. Filters are washable on this model.
Estimated cost: $0 (DIY cleaning)
Garage Door Opener - Auto-Reverse Not Functional
Tested the garage door auto-reverse by placing a 2x4 on the floor. Door did not reverse on contact. Photo-eye sensors are present but misaligned. Door opener is a Chamberlain unit, approximately 2012 vintage.
Recommendation: Realign photo-eye sensors and adjust auto-reverse sensitivity. If adjustment does not resolve, replace opener. Estimated cost: $0 for adjustment; $250-500 for new opener.
Estimated cost: $0-500
Code reference: UL 325
Garage-to-House Fire Separation - Gap in Drywall
The garage shares a wall with the garden-level living space. Required fire-rated separation (5/8-inch Type X drywall) is present but has an unsealed penetration around a dryer vent duct and a gap at the ceiling junction approximately 3 inches wide.
Recommendation: Seal the drywall gap and duct penetration with fire-rated caulk or additional drywall. Estimated cost: $50-150.
Estimated cost: $50-150
Code reference: IRC R302.6
Window Seal Failure - Front Bedroom Window
One double-pane vinyl replacement window in the master bedroom shows condensation between the panes, indicating seal failure. Window still operates normally and has no air infiltration. This is a cosmetic issue that reduces insulating value by approximately 10-15%.
Recommendation: Replace the insulated glass unit (IGU) or the full sash. Estimated cost: $200-400 per IGU; $300-600 per sash.
Estimated cost: $200-600
Bathroom Window Difficult to Operate
Double-hung window in the 2nd floor bathroom is painted shut at the bottom sash. Top sash moves freely. Window is the only means of ventilation in this bathroom (no exhaust fan). Emergency egress may be compromised.
Recommendation: Free painted sash by scoring paint line and lubricating tracks. Estimated cost: $0 (DIY) or $100-200 for a handyman.
Estimated cost: $0-200