Exterior
2) - One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.
3) - Recommend contacting Pest Control to prevent the homeowner becoming food source.
4) - Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit:
The Ins and Outs of Caulking.
5) - Siding is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs and/or replace siding as necessary to prevent water and vermin intrusion.
6) - Rot was found in one or more areas on fascia boards. A qualified contractor should evaluate and make repairs as necessary, replacing all rotten wood.
7) - One or more landscaping timbers are rotten or damaged by wood destroying insects. Landscaping timbers should be replaced as necessary.
8) - One or more downspouts are missing. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should install downspout(s) where missing. Also recommend installing extensions such as splashblocks or tie-ins to underground drain lines as necessary to carry rainwater away from the house.
9) - One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
10) - One or more gutters were leaking during the inspection. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should replace or repair gutters where necessary.
11) - Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.
12) - One or more soffit vent screens are missing and/or deteriorated. Birds and vermin may enter the attic because of this. Screens should be replaced or repaired where necessary, or installed where missing.
13) - One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:

14) - Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

Roof
19) - Evidence of a leaking roof. Moisture stains on livingroom ceiling and attic sheathing. Have evaluated by licensed roofing contractor.
20) - One or more sections of roof flashing are deteriorated and/or rusted. Leaks may occur as a result. A qualified roofing contractor should evaluate and replace flashing where necessary.
21) - One or more composition shingles are damaged, deteriorated and/or missing, and should be replaced. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary.
22) - Roofing nails in one or more areas have loosened or backed out. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails and applying sealant.
23) - Decay on chinmney siding. Recommend repair by qualified contractor.
24) - Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
25) - Trees are overhanging roof and are within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.

Garage
27) - The infrared "photo eye" devices that trigger the vehicle door opener's auto-reverse feature were inoperable during the inspection. This is a safety hazard, especially for small children. A qualified contractor should evaluate and make repairs or replace components as necessary. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html
28) - The garage vehicle door is damaged or deteriorated. A qualified contractor should evaluate and repair or replace the door as necessary.
29) - the side garage exterior entrance door jamb is decayed and/or deteriorated and should be repaired or replaced by a qualified contractor.

Attic
31) - Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
32) - All smoke detectors failed under test. Repair/replace
33) - Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
34) - Cover plate(s) are broken at one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be replaced where necessary.
35) - Evidence of decay on subfascia and roof sheathing (plywood) in attic near front entry due to active roof leak. Have evaluated/repaired by qualified contractor.
36) - Ceiling and wall insulation is missing in some areas. Recommend installing insulation where missing for better energy efficiency.

Electric service
38) - One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.
39) - One or more bushings are missing from where wires enter holes in the main service panel. This is a safety hazard since the wiring insulation can be cut or abraded on the metal edge of the hole(s). A qualified electrician should install bushings where missing.
40) - Loose engergized wire in crawlspace does not terminate inside box or receptacle. Refer to electrician.
41) - Interior romex wires on concrete pad are energized (hot). This romex needs to be exterior type (gray, waterproof jacket) and terminate in a box or receptacle. Refer to an electrician.
42) - Pool equipment ground wire was removed. Refer to electrician.
43) - Switchplate in dining room and receptacle cover plate in laundry room missing. Refer to electrician.
44) - Broken switch coverplate in attic. Refer to electrician.
45) - Attic light fixture not connected to box. refer to electricain.
46) - Side exterior receptacle not on GFCI nor does it have a waterproof cover. Refer to electrician.
47) - Exterior receptacle in rear does not have waterproof cover. refer to electrician.
48) - Exposed romex wiring inside of guest bedroom closet is not in raceway nor are the splices in a box. Refer to electrician.
49) - Romex wiring should not be used for a hot water heater nor should connections be outside the unit unless in a box. Refer to electrician for proper installation.
50) - Wires that went to spa that was removed were left energized where they terminate in disconnect box. Refer to electricain.
51) - All smoke detectors failed under test. Repair / replace.
52) - Guest bathroom receptacle not on a GFCI circuit. Refer to electrician.
53) - Interior Romex wire used in an exterior application. Refer to electrician.
54) - Exterior timer is missing it's faceplate and box cover. Refer to an electrician.
55) - Loose receptacle box in kitchen. Refer to electrician.
56) - Seller had an "Energized" panel padlocked! This is a satety hazard! Never lock a service panel with the power on.


It is o.k. to put a lock on a service panel if the power if off and wish it to remain off.

Water heater
59) - The temperature-pressure relief valve drain line is routed upwards. This drain line should be routed either down or horizontally. This is a safety hazard as water may not be able to flow through the drain line adequately when the valve releases due to accumulated water. Also, accumulated water may corrode the valve and prevent it from working. A qualified plumber should evaluate and repair so the drain line is routed down or horizontally, but not up. This drainline terminates in a bathroom shower!! It is currently disconnected from TPR valve at Hot Water Heater. Recommend it's immediate removal from shower and have hole that remains repaired by qualified mechanic. For more information, visit:
Water Heater Rescue - Down and Out
60) - Substandard wiring was found for the water heater's power supply. Exposed non-metallic sheathed (Romex) wiring is used and is subject to damage. Both the insulation and conductors can be damaged by repeated movement or contact with objects such as stored items. This is a safety hazard for both fire and shock. A qualified electrician should evaluate and repair as necessary. Typically, flexible conduit with bushings is used in this application.
61) - The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit:
http://www.cpsc.gov/cpscpub/pubs/5098.html
62) - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
63) - Corrosion was found in one or more areas on the water heater. Evidence of a leaking heater element. A qualified plumbing contractor should evaluate and replace or repair water heater if necessary.
64) - Corrosion was found in one or more areas on the water heater, and water stains were found below. The water heater may be failing. A qualified plumbing contractor should evaluate and replace water heater if necessary.
65) - Corrosion was found on fittings and/or water supply lines for the water heater. Leaks may exist. A qualified plumbing contractor should evaluate and repair as necessary.

Heating and cooling
67) - The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
68) - The estimated useful life for most heat pumps is 15 to 20 years. This heat pump appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
69) - One or more air supply ducts are broken or disconnected. Increased moisture levels in unconditioned spaces and higher energy costs may result. A qualified contractor should evaluate and make permanent repairs as necessary.
70) - Insulation on one or more heating/cooling ducts in unconditioned spaces is damaged and/or deteriorated. A qualified contractor should evaluate and replace insulation and/or ducts as necessary and as per standard building practices.
71) - Supply air from the air conditioning system was not cool enough. It should be 14 to 20 degrees Fahrenheit cooler than at the return duct(s), or current room temperature. This may be caused by refrigerant loss, dirty coils, a failing compressor, an over sized fan, or a deficient return air system. A qualified heating and cooling contractor should evaluate and repair as necessary.
72) - Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.
73) - The condenser's liquid line has a sharp kink and could raise head pressure above normal. Compressor is drawing 13.9 amps. Manufacturer's Run Load Amperage is only 13.0. Ambient temperature is only 78 degrees F. Recommend evaluation by licensed contractor.
74) - The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future.
75) - The cooling fins on the air handler's evaporator coils are dirty. This may result in reduced efficiency and higher energy costs. Some sources claim that energy efficiency is degraded by about five percent each year as the coils get dirtier due to accumulated dust and grime. A qualified heating and cooling contractor should clean the evaporator coils as necessary.
76) - The cooling fins on the outdoor condensing unit's evaporator coils are dirty. This may result in reduced efficiency and higher energy costs. A qualified heating and cooling contractor should clean the evaporator coils as necessary.
77) - Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.

Plumbing and laundry
79) - The clothes dryer exhaust duct is kinked, crushed and/or damaged. Air flow is restricted as a result. This is a safety hazard due to the risk of fire. The exhaust duct should be replaced or repaired, and by a qualified contractor if necessary. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
80) - Copper water supply pipes in homes built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:

81) - The clothes dryer exhaust duct is broken or disconnected in one or more places. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Damage to building components may result. A qualified contractor should evaluate and make permanent repairs as necessary. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

82) - Drainpipe in crawlspace has a joint that is connected with gray duct tape. This is not a proper connection. Recommend having qualified plumber repair connection.

83) - Washer hot water valve is leaking. Refer to licensed plumbing contractor.

Fireplaces, woodstoves and chimneys
86) - One or more chimney flues do not have a rainproof cover installed. They prevent the following:

87) - Unfinished drain on bath sink.

Crawl space
88) - One or more sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.
89) - Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
90) - No vapor barrier is installed. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should install a vapor barrier. Standard building practices require the following:

91) - No insulation under floor in crawl space in some areas. Recommend that a qualified contractor install R19 or better (6" thick fiberglass batt) insulation below floor where missing for energy efficiency.

Kitchen
93) - The sink sprayer at the kitchen sink is inoperable or defective. It should be replaced, and by a qualified plumber if necessary.
94) - Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.

Bathrooms
96) - One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
97) - One or more sink drains have substandard repairs, such as tape, sealant and/or non-standard components. A qualified plumber should evaluate and repair as necessary.
98) - Tile and/or grout around one or more bathtubs is damaged or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.
99) - One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
100) - One or more sinks are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.
101) - One or more sink drains use flexible drain pipe. This type of drain pipe is more likely to clog than smooth wall pipe. Recommend having a qualified plumber replace this pipe with standard plumbing components (smooth wall pipe) to prevent clogged drains.
102) - Half bath sink drain is not installed. Refer to qualified plumbing contractor.
103) - Leaking toilet tank seal in master bathroom that leaks down to valve and drips on floor. refer to plumber.
104) - Grout is missing or deteriorated along the base of master shower where flooring meets the shower. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure.

The shower floor shows evidence of "Ponding" (holding water) due to a low area. Have evaluated by qualified tile contractor.

Interior rooms
108) - One or more smoke alarms are damaged or missing from their mounting brackets, and an insufficient number of smoke alarms are installed. Damaged and/or missing smoke alarms should be replaced as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/5077.html
109) - Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
110) - Cover plate(s) are broken at one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be replaced where necessary.
111) - Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/5077.html
112) - Stains and elevated levels of moisture were found in one or more ceiling areas. The stain(s) appear to be due to roof leaks. A qualified contractor should evaluate and repair as necessary.
113) - The doorbell button is loose or damaged. It should be repaired or replaced as necessary, and by a qualified contractor if necessary.
114) - Trim is damaged and/or deteriorated/decayed on baseboaed in den. Recommend having a qualified contractor replace or repair trim as necessary.