A BETTER HOME INSPECTION

	Safety	Poses a risk of injury or death
	Major defect	Correction likely involves a significant expense
	Repair/Replace	Recommend repairing or replacing
	Minor defect	Correction likely involves only a minor expense
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Comment	For your information

1) Lots and Grounds: - One or more areas of the grounds around the structure have significantly low areas where evidence of previous standing water or indications of accumulated water at times (sediment, dead grass, etc.). Recommend consulting with a qualified contractor who specializes in drainage, to determine if or what repairs are needed to provide adequate drainage. Possible repairs may involve grading soil, or installing underground drains or pouring a concrete pad with slope away from house.
2) Lots and Grounds: - Part of fence and/or gates have been removed. Repairs should be made as necessary, and by a qualified contractor if necessary, so gates operate easily.
5) Structure outside: - One or more hornet, bee and/or wasp nests were found in the sub electrical box for the air conditioner compressor. These can pose a safety hazard by causing a fire in the electrical box. Nest(s) should be removed and the holes plugged by a qualified electrical contractor.
6) Structure outside: - The small section of gutter just north of the front door are poorly sloped so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when organic debris such as leaves or needles have accumulated in them. A qualified contractor should evaluate and make repairs as necessary, such as correcting the slope in gutters or installing additional downspouts and extensions if necessary.
7) Structure outside: - Gutters are stopped with debris at the south east corner of the house. The gutter may fill up with water and become so heavy as to break off. A qualified contractor should evaluate and replace gutters where necessary.
8) Structure outside: - Downspout have no extensions, or have. 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.
9) Roof: - The roof surface material is beyond or at the end of its service life and needs replacing now. The client(s) should consult with a qualified roofing contractor to determine replacement options and costs. Photos attached to this report.
10) Roof: - The turbine attic ventilator is not installed level. This creates wear on the bushings and that reduces the life of the ventilator. Have a qualified contractor to repair ventilator.
12) Garage: - It appears that the garage door opener was installed before the infared "photo eye" devices that trigger the vehicle door openers auto-reverse feature were being installed with the opener. This is a potential safety hazard. It is recommended that these be installed. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
13) Garage: - Weather strip at the bottom of the vehicle door is damaged. It should be replaced where necessary to prevent water and vermin intrusion.
14) Attic: - Pull-down stairs are installed for the attic access. When installed the bottom of stair sides were not cut to fit the floor making it a safety hazard. Cut stair sides and adjust to fit floor.
15) Attic: - One bath room exhaust fans has no duct and terminates in the attic under the insulation level. This is a conducive condition for wood destroying insects and organisms due to increased moisture levels in the attic from the exhaust air and may stick the flapper open and unconditioned air may enter the house. A qualified contractor should install ducts as necessary and as per standard building practices.
17) Electric service: - In the main electrical breaker panel there are several single breakers used as pairs for a single double 240 volt breaker. This is a safety hazard because in many cases only one breaker of the pair will open when a 240 volt single will trip both sides. Have a qualified electrical contractor replace or repair breakers.
18) Electric service: - The ground rod was not visible. There was another 3/8 inch iron rod in the ground where the copper ground rod should be or where it actually is. I could not determine if this non standard rod was actually used for a ground rod. A qualified electrician should evaluate if in fact the standard ground rod is in place.
19) Water heater: - No drain line is installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside or into a sewer drain pipe.
20) Heating and cooling: - Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.
22) Plumbing and laundry: - The inspector was not able to find the main in house water shut-off valve. We recommend having a qualified plumber install one to more easily allow the water supply to be turned off in the event of an emergency, such as when a supply pipe bursts.
23) Kitchen: - 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.
24) Kitchen: - Minor damage and/or deterioration was found at countertops next to the range and on the end cap of range unit. The client(s) should evaluate and consider having repairs made, and/or countertops replaced where necessary.
25) Bathroom #1: - The bathtub drains stop mechanisms is inoperative. Have qualified plumber repair drain stopper.
26) Interior rooms: - Only one smoke alarm was found in the house. An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed 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