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ABR Home Inspections

  

Home Inspection Report

Client(s):  Lana Long
Property address:  6210 Mt Everett
Hubbard , Ohio
Inspection date:  Wednesday, May 17, 2017

This report published on Wednesday, May 17, 2017 9:56:14 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
Fireplaces, woodstoves and chimneys
Basement
Well
Kitchen
Bathrooms
Interior rooms

View summary


General information
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Report number: 05172017-1
Structures inspected: house, garage
Time started: 12:00pm
Time finished: 1;30PM
Inspection Fee: 275.00
Payment method: Check
Present during inspection: Client(s)
Occupied: No
Weather conditions: Clear
Temperature: Warm
Front of structure 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: Wood clapboard
Driveway material: Gravel
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood, Solid core steel

2) One or more trip hazards were found in the driveway due to cracks, settlement and/or heaving. Recommend having a qualified contractor evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.
Photo
Photo 2-1
seal crack in garage
 

3) 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.
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Photo 3-1
guardrails and handrails needed
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Photo 3-2
steps should have additional guardrail.

4) 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.

5) Gaps larger than four inches were found in one or more guardrails. This is a safety hazard, especially for small children. A qualified contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.
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Photo 5-1
loose lattice need secured.
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Photo 5-2
spacing too wide - safety

6) 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

7) Fences and/or gates are damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary.
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Photo 7-1
fence needs repaired.
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Photo 7-2

8) 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 8-1
low grade side yard
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Photo 8-2
low grade front
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Photo 8-3
low grade at ac unit
 

9) Conducive conditions One or more downspouts are loose or detached. 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 so downspouts are securely anchored and functional.

10) 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.
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Photo 10-1
missing downspout rear of garage
 

11) Conducive conditions Siding is incomplete or missing in one or more areas. A qualified contractor should install siding where missing to prevent water and vermin intrusion.
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Photo 11-1
open soffit rear of garage
 

12) 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.
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Photo 12-1
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Photo 12-2
shrubs against garage structure need pruned back.

13) 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 13-1
paint peeling foundation
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Photo 13-2
paint peeling garage door.
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Photo 13-3
refinish and also counter flashing needed at this area. will leak.
 

14) Conducive conditions Recommend cleaning deck(s) and railing(s) and treating with a preservative claiming to waterproof, block ultraviolet light, and stop mildew. Consumer Reports recommends these products:
  • Cabot Decking Stain and PTW Stain
  • Olympic Water Repellent Deck Stain
  • Thompson's House and Deck Stain
  • Wolman PTW Deck Stain
  • Akzo Sikkens Cetol DEK
  • Benjamin Moore Moorwood Clear Wood Finish
  • DAP Woodlife Premium
  • Olympic Natural Look Protector Plus
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Photo 14-1
deck needs cleaned and sealed.
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Photo 14-2
railing needs cleaned and sealed very dry .
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Photo 14-3
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Photo 14-4
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Photo 14-5
clean and seal.
 

Roof
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Roof inspection method: Viewed from ground with binoculars, Viewed from windows
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 15 plus
Gutter & downspout material: Aluminum
Roof ventilation: Adequate

15) Conducive conditions Counterflashing is missing at the base of one or more chimneys. Leaks may occur as a result. A qualified roofing or chimney service contractor should evaluate and repair as necessary.
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Photo 15-1
chimney needs counter flashing scored into the brick for a watertight seal.
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Photo 15-2
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Photo 15-3
repairs needed counter flashing into the mortar cut in.
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Photo 15-4

16) Conducive conditions One or more composition shingles have raised, most likely due to nails that have loosened. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails.
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Photo 16-1
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Photo 16-2
loose shingles
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Photo 16-3
loose shingles repair.
 

17) Conducive conditions 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.

18) 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.
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Photo 18-1
moss on roof.
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Photo 18-2
moss on roof.
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Photo 18-3
moss
 

19) Conducive conditions 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
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20) 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 20-1
steps in garage to upper level should have a guardrail.
 

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: R-19

21)   preferred solid wall duct instead of foil or flex
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Photo 21-1
attic change exhaust pipe to hard pipe .
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Photo 21-2
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Photo 21-3
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Photo 21-4

Electric service
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Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service amperage (amps): 70amp
Location of main service switch: top of panel
Location of sub panels:
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: sleeve in concrete
Main disconnect rating (amps): 70
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No, Can't verify
Smoke detectors present: No, none at panel

22) The service entrance wire insulation is frayed and/or deteriorated in one or more areas. A qualified electrician should evaluate and make repairs or replace wires as necessary.
Photo
Photo 22-1
Service meter
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Photo 22-2
Service line is frayed and in poor condition - safety shock hazard.
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Photo 22-3
replace with a qualified electrician.
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Photo 22-4

23)  
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Photo 23-1
600 volt 220 line should be in conduit - safety
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Photo 23-2
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Photo 23-3
main panel
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Photo 23-4
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Photo 23-5
70 amp main service breaker , upgrade to a 100 amp panel minimum in the future . 150 - 200 is more ideal based on structures at property.
 

Water heater
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Estimated age: 1991
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: kenmore
Water temperature (degrees Fahrenheit): 100

24) Conducive conditions Corrosion was found in one or more areas on the water heater. The water heater may be failing. A qualified plumbing contractor should evaluate and replace or repair water heater if necessary.
Photo
Photo 24-1
HWT 1999 mfg date.
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Photo 24-2
HWT age 1999
Photo
Photo 24-3
some corrosion on top of tank monitor.
 

Heating and cooling
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Estimated age: 15 +
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts
Model: 90 %
Filter location: In return air duct below furnace
Last service date: unknown

25) 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 25-1
possible asbestos heat wrap tape . dont remove seal gently. Home depot or lowes sells a duct sealer in a tub that you can use a two inch brush.
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Photo 25-2
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Photo 25-3
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Photo 25-4
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Photo 25-5
 

26) The estimated useful life for 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.
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Photo 26-1
Furnace needs cleaned and tuned prior to heat season.
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Photo 26-2
inside furnace clean and tune maintain clean filter .
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Photo 26-3
 

27) The last service date of this system appears to be more than two years 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 two years ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future, or as per the contractor's recommendations.

28)  
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Photo 28-1
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Photo 28-2
need additional slope of HWT flue pipe almost level- safety.
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Photo 28-3
 

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: outside
Visible fuel storage systems: none
Water service: Private
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Cast iron
Drain pipe material: Cast iron
Waste pipe material: Plastic

29) 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 29-1
foil dryer vent should be changed to hard pipe .
 

30) 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 30-1
replace corroded fitting.
 

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

Fireplaces, woodstoves and chimneys
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Woodstove type: Metal

32) A significant amount of creosote (1/8 inch or more) is visible in the woodstove flue. A qualified chimney service contractor should inspect, clean, and repair if necessary now and annually in the future.
Photo
Photo 32-1
fireplace needs propfessionally cleaned along with chimney and flue.
Photo
Photo 32-2

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

33) 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.

34) Conducive conditions Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains and/or efflorescence on the foundation or floor, water stains at bases of support posts, etc. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, 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 34-1
water staining on concrete floor
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Photo 34-2
severe water staining on concrete floor.
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Photo 34-3
foundation leak and mold . Clean seal with two coats of cement or hydraulic cement no rocks all areas as needed then apply basement water proofing paint two coats. . Behr is a good option.
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Photo 34-4
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Photo 34-5
mold along base
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Photo 34-6
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Photo 34-7
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Photo 34-8
severe staining perimeter of basement.
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Photo 34-9
mold at walls and grout lines. In basement
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Photo 34-10
moisture content front basement wall - excessive.
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Photo 34-11
moisture content side basement wall- excessive.
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Photo 34-12
wall staining and floor in basement
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Photo 34-13
mold and discoloration.
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Photo 34-14
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Photo 34-15
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Photo 34-16
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Photo 34-17
floor staining
 

35)   sauna
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Photo 35-1
sauna did not turn on
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Photo 35-2

36)   infestation non wood boring - service required twice yearly
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Photo 36-1
observation of pests at basement walls and floor , a routine service spray is recommended a periodic intervals , choices include bayer, ortho home defense .
Photo
Photo 36-2

Well
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Location of tank shut off valve: basement

37) Rust or corrosion was found on one or more sections of pipe and/or fittings. This may cause leaks. A qualified well or plumbing contractor should evaluate and repair as necessary.
Photo
Photo 37-1
pump severely corroded should be replaced.
Photo
Photo 37-2
corrosion on fittings. replace
Photo
Photo 37-3
its advised to replaced this unit both pump and tank to larger unit.
 

38) Significant amounts of rust or corrosion were found on the pressure tank. It may be nearing the end of its useful life. A qualified plumber or well contractor should evaluate and replace the tank if necessary.

39) The estimated useful life for most well pumps is 15 to 20 years. Based on information provided to the inspector, or evidence found during the inspection, the well pump may be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Kitchen
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40)   satisfactory

Bathrooms
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41) One or more exhaust fans are noisy or vibrate excessively. A qualified contractor should evaluate and replace the fan(s) or make repairs as necessary.
Photo
Photo 41-1
exhaust fan noisy and dirty in bathroom.
 

42) One or more faucets leak by handle(s) or at their base when turned on. A qualified plumber should evaluate and repair as necessary.
Photo
Photo 42-1
shower leaks when turned on could not fully evaluate.
 

Interior rooms
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43) Guardrails are loose and/or wobbly in one or more areas. This is a safety hazard. A qualified contractor should evaluate and make repairs as necessary, such as installing new fasteners or hardware, installing additional fasteners and/or installing additional railing components as necessary so they are securely attached.
Photo
Photo 43-1
loose guardrail.
 

44) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years.
Photo
Photo 44-1
older smoke alarm
Photo
Photo 44-2
older smoke alarm needs replaced

45) 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


Photo
Photo X-1
ac unit
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Photo X-2
gas meter
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Photo X-3
shrubs against house should be pruned back
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Photo X-4
tree at front yard dying limbs fall hazard.
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Photo X-5
bottom sill of window decayed side of house.
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Photo X-6
crack in driveway. monitor and repair.
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Photo X-7
freeze proof faucet needed with vacuum
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Photo X-8
truss rusting and needs repaired and refinished.
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Photo X-9
sill rot second floor window.
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Photo X-10
paint peeling foundation
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Photo X-11
large tree hazard. dead limbs are subject to falling- safety
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Photo X-12
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Photo X-13
stored wood against structure will bring unwanted pests.
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Photo X-14
clean side of structure mold.
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Photo X-15
gutters are clogged house and garage.
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Photo X-16
debris on roof
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Photo X-17
steel roof ok needs cleaned.
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Photo X-18
damaged aluminum trim
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Photo X-19
damaged window replace
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Photo X-20
damaged window replace garage.
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Photo X-21
sub panel garage ok
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Photo X-22
under sink satisfactory
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Photo X-23
over working at time of inspection
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Photo X-24
corrosion on fittings replace.
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Photo X-25
GFI Needed at this location in basement.
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Photo X-26
secure insulation.
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Photo X-27
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Photo X-28
open knockout non-grounded outlet.
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Photo X-29
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Photo X-30
sill rotting

ABR HOME INSPECTION SERVICE