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ABR Home Inspections

  

Home Inspection Report

Client(s):  Randolph Ballard
Property address:  1106 Inverness
Youngstown, Ohio 44502
Inspection date:  Monday, May 08, 2017

This report published on Monday, May 08, 2017 10:27:30 PM EDT

ABR Inspection Service
133 Como St
Struthers, Ohio 44471
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a risk of injury or death
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor Defect
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information
Concern typeConducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General information
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Basement
Kitchen
Bathrooms
Interior rooms

View summary


General information
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Report number: 050817-2
Structures inspected: house, gaarge
Time started: 5pm
Time finished: 6:30pm
Inspection Fee: 275.00
Payment method: Check
Present during inspection: Client(s), Realtor(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Cool
Front of structure faces: North
Main entrance faces: North
Foundation type: Unfinished basement

1) This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

Exterior
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Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Vinyl
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete aggregate
Exterior door material: Solid core wood

2) One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079
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Photo 2-1
freeze proof faucet needed.
 

3) Fascia boards are damaged or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary.
Photo
Photo 3-1
gutter damaged
 

4) Conducive conditions The perimeter grading slopes towards the structure in one or more areas. 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. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.
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Photo 4-1
tires grass piled up against garage will allow excessive moisture and will cause decay.
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Photo 4-2
low grade side
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Photo 4-3
low grade
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Photo 4-4
low grade in this area.

5) Conducive conditions 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.

6) Conducive conditions 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:

7) Conducive conditions 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.

8) Conducive conditions The exterior finish in some areas is failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.
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Photo 8-1
wood trim at garage showing decay
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Photo 8-2
missing brick mold garage
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Photo 8-3
staining wet marks in garage
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Photo 8-4
staining garage inside.
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Photo 8-5
decay on door frame.
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Photo 8-6
door needs refinsihed.
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Photo 8-7
window damage.
 

9) Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

Roof
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Roof inspection method: Viewed from ground with binoculars
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: beyond life expectancy
Gutter & downspout material: Aluminum
Roof ventilation: Inadequate

10) Conducive conditions 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.
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Photo 10-1
roof of garage in poor condition, missing shingles beyond life expectancy. fascia damage
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Photo 10-2
roof needs replaced and some wood damage .

11) This asphalt or fiberglass composition roof surface has two or more layers of roofing materials. When this roof is replaced, recommend a complete "tear off", where all existing layers of roofing are removed before installing new roofing materials. For 20-year rated composition shingles, additional layers of material reduce the new roof material's lifespan as follows:
  • 16-20 years - First roof
  • 12-16 years - Second layer on existing roof

Removing existing roofing materials will significantly increase the cost of the next roof.

Also, the roof structure below the surface is "skip sheathed" where batten boards rather than sheets of plywood support the roof surface. Installing a composition fiberglass or asphalt roof in the future will require the additional expense of installing sheathing, such as plywood or oriented strand board (OSB) over the batten boards.

12) Conducive conditions 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.
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Photo 12-1
pipe at rear of house has stress crack and missing flashing no boots.
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Photo 12-2
other pipe needs flashing boot.

13) Conducive conditions One or more sections of flashing at the base of the chimney are deteriorated and/or substandard. Leaks may occur as a result. A qualified roofing contractor should evaluate and repair as necessary.
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Photo 13-1
damage improper.
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Photo 13-2
seal flashing

14) Conducive conditions One or more roofing tiles are chipped and/or cracked. A qualified roofing contractor should evaluate and replace tiles as necessary.
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Photo 14-1
seal and finish counter flashing
Photo
Photo 14-2
flue in chimney is cracked and deteriorated , needs replaced.

15) Conducive conditions Moss is growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit http://bryophytes.science.oregonstate.edu/page24.htm.

Garage
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16) 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.
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Photo 16-1
wires should be terminated in garage in junction box. safety
 

17) 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.

18) One or more garage vehicle door openers is inoperable. A qualified contractor should evaluate and make repairs as necessary.
Photo
Photo 18-1
opener not working
 

19) One or more exterior entrance doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.
Photo
Photo 19-1
loose photo eye .
Photo
Photo 19-2
bulb has water in from roof leak

Attic
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Inspection method: Viewed from hatch
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Insulation material: Fiberglass roll or batt
Insulation depth: 3.5
Insulation estimated R value: R11

20) Ceiling insulation is missing in some areas. Recommend installing insulation where missing for better energy efficiency.
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Photo 20-1
attic low insulation
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Photo 20-2
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Photo 20-3
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Photo 20-4

Electric service
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Primary service overload protection type: Circuit breakers
Service amperage (amps): 100
Service voltage (volts): 120/240
Location of main service switch: top
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 100
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: Can't verify
Smoke detectors present: No, too few

21) The service entrance wires have one or more loose points of attachment. For example, brackets and/or fasteners are loose. This is a potential safety hazard. A qualified contractor or electrician should evaluate and make repairs as necessary.
Photo
Photo 21-1
loose tension holder .
 

Water heater
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Estimated age: 2006
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: American Standard
Model: 80%
Water temperature (degrees Fahrenheit): 100

22) 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.
Photo
Photo 22-1
hot water tank 2006
 

Heating and cooling
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Estimated age: 1988
Primary heating system energy source: Natural gas
Primary heat system type: Forced air, Standard efficiency
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts
Manufacturer: Lennox
Filter location: In return air duct below furnace
Last service date: 1999

23) Because of the age and/or condition of this furnace, recommend that a qualified heating and cooling technician inspect the heat exchanger and perform a Carbon Monoxide test when it's serviced.
Photo
Photo 23-1
furnace
Photo
Photo 23-2
needs serviced and evaluated.
Photo
Photo 23-3
corrosion furnace parts
 

24) What appears to be asbestos is visible on some ductwork. However, it appears to be intact and not significantly deteriorated. The client may wish to have this material tested at a qualified lab. For information on asbestos hazards in the home, visit http://www.cpsc.gov/CPSCPUB/PUBS/453.html
Photo
Photo 24-1
monitor asbestos heat wrap tape , seal or paint.
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Photo 24-2
heat wrap seal or paint

25) The estimated useful life for forced air furnaces is 15 to 20 years. This furnace appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

26) The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to have exceeded this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.

27) The air conditioning system did not respond when its controls were operated. This system was not fully evaluated. The client(s) should consult with the property owner(s) as to how it operates and have a qualified heating and cooling contractor evaluate and make repairs if necessary.
Photo
Photo 27-1
ac unit not working , fan not coming on , temp on registers reading high room temp.
 

28) 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 oversized fan, or a deficient return air system. A qualified heating and cooling contractor should evaluate and repair as necessary.

29) The air handler's filter(s) are damaged and/or deteriorated and should be replaced.
Photo
Photo 29-1
wrong size filter.
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Photo 29-2
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Photo 29-3
corrosion inside furnace
 

30) The air handler's filter(s) are the wrong size. As a result, unfiltered air will flow through the system, and the heating/cooling equipment life and the indoor air quality may be reduced. Correctly sized filter(s) should be installed.

Plumbing and laundry
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Water pressure (psi): 80
Location of main water shut-off valve: basement
Location of main water meter: basement
Location of main fuel shut-off: basement
Visible fuel storage systems: none
Water service: Public
Service pipe material: Copper
Supply pipe material:
Vent pipe material: Galvanized steel
Drain pipe material: Galvanized steel
Waste pipe material: Galvanized steel

31) The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
Photo
Photo 31-1
foil dryer vent
 

32) Conducive conditions Pin holes and/or corrosion were visible on one or more areas of copper water supply pipes. This most often occurs with acid water with a pH of less than 6.5. Leaks may result because of this. A qualified plumber should evaluate and replace water supply components as necessary. The client(s) should consult with a qualified plumber regarding the possibility of acidic water, and what solutions may be available to neutralize the pH.
Photo
Photo 32-1
corrosion
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Photo 32-2
corrosion and leaking at laundry tub.
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Photo 32-3
leaking laundry tub
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Photo 32-4
corrosion
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Photo 32-5
corrrosion
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Photo 32-6
corrosion

33) Conducive conditions One or more active leaks were found in drain and/or waste pipes or fittings. A qualified plumber should evaluate and repair as necessary.
Photo
Photo 33-1
monitor staining
 

34) Conducive conditions The laundry sink is not anchored to the wall or floor. A qualified contractor should securely anchor the sink to the wall and/or floor to prevent damage to and leaks in the water supply and/or drain pipes due to the sink being moved.
Photo
Photo 34-1
laundry tub not level and wobbly.
 

35) One or more main waste pipe cleanouts show signs of wear from having been opened, possibly multiple times. Clogging and/or damage to the waste system may have occurred in the past. The client(s) should be aware that they are responsible for repairs to the side sewer line, and usually for the publicly owned lateral line. The client(s) should consult with the property owner(s) regarding past repairs, and/or have a qualified plumber evaluate and repair as necessary. A video scope device may be used to inspect these lines and to determine if they have been damaged. Repairs are often expensive due to the need for excavation.
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Photo 35-1
staing and corrosion at main waste. monitor may need replacing near future.
Photo
Photo 35-2
monitor
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Photo 35-3
drain corrosion - monitor or replace.
 

36) Conducive conditions Stains were found in one or more sections of drain and/or waste pipes. Recommend monitoring these areas in the future, and if leaks are found, have a qualified plumber evaluate and repair as necessary. Alternatively, the client(s) may wish to have a qualified plumber evaluate now and repair if necessary.

37) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.

Basement
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Insulation material underneath floor above: None visible
Pier or support post material: Steel
Beam material: Steel
Floor structure above: Solid wood joists

38) Guardrails are missing from one or more sections of decks or elevated surfaces with high drop-offs. This is a safety hazard due to the risk of falling. Standard building practices require guardrails to be installed at drop-offs higher than 30 inches, but in some cases it is advised to install them at shorter drop-offs. A qualified contractor should evaluate and install guardrails as necessary and as per standard building practices.
Photo
Photo 38-1
open stairs guardrail needed
Photo
Photo 38-2
safety

39) One or more flights of stairs with more than two risers have no handrail installed. This is a safety hazard. A qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices.

40) 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.
Photo
Photo 40-1
open junction box
 

41) Conducive conditions Standing water and/or wet areas were found in one or more sections of the basement. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. A qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in the basement include:
  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains

Ideally, water should not enter the basement, but if water must be controlled after it enters the basement, then typical repairs include installing sump pump(s) or interior perimeter drains.
Photo
Photo 41-1
water on floor
 

42)  
Photo
Photo 42-1
wall staining basement
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Photo 42-2
chalking basement walls
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Photo 42-3
mold
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Photo 42-4
water staining and mold.
Photo
Photo 42-5
mold
 

Kitchen
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43)   satisfactory items working

Bathrooms
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44) One or more electric receptacles are broken or damaged. This is a safety hazard due to the risk of fire and shock. A qualified electrician should replace them as necessary.
Photo
Photo 44-1
switch is faulty needs replaced.
 

45) Conducive conditions 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.
Photo
Photo 45-1
grout needs cleaned and replaced.
Photo
Photo 45-2
repalce.

46) Conducive conditions One or more bathrooms with a shower do not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
Photo
Photo 46-1
no exhaust fan in bathroom.
 

47) One or more toilets have no water supply and could not be fully evaluated. The shut-off valve(s) may be turned off, or repairs may be necessary. The client(s) should ask the property owner(s) about this, and have a qualified plumber evaluate and repair if necessary.
Photo
Photo 47-1
toilet not working waste in toilet.
 

Interior rooms
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48) 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

49) Vinyl flooring is damaged and/or deteriorated in one or more areas. A qualified contractor should replace or repair the damaged flooring.
Photo
Photo 49-1
floor has gaps in kitchen
 


Photo
Photo X-1
missing damaged shingle front of house
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Photo X-2
lifting
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Photo X-3
rail front has severe rust should be cleaned of rust and painted with rustoleum
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Photo X-4
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Photo X-5
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Photo X-6
loose wires in garage.
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Photo X-7
torn screen
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Photo X-8
valley of roof should be monitored.
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Photo X-9
missing corners of siding
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Photo X-10
awning needed side porch.
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Photo X-11
GFCI needed basement
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Photo X-12
cap old drain line possible sewar gas .
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Photo X-13
gfci needed basement
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Photo X-14
loose non terminated wire basement needs put in junction box- safety
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Photo X-15
sink cracked basement
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Photo X-16
broken pull chain and extension cord needs replaced.
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Photo X-17
remove light with improper cord.
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Photo X-18
mold ceiling
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Photo X-19
extension cords need cleaned up .
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Photo X-20
ground wire.
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Photo X-21
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Photo X-22
gas meter
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Photo X-23
GFI needed
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Photo X-24
GFCI needed
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Photo X-25
non grounded outlet
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Photo X-26
aerator needs cleaned.
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Photo X-27
bath light non grounded outlet
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Photo X-28
wiring needs put in junction box.
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Photo X-29
hole in siding
 

ABR HOME INSPECTION SERVICE