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Accurate Home Inspection

Website: http://www.accuratehomeinspectioncoloma.com
Email: williammannino@yahoo.com
Inspector's email: inspect@accuratehomeinspectioncoloma.com
Phone: (269) 208-6337
Inspector's phone: (269) 208-6337
4999 Paw Paw Lake Rd 
Coloma MI 49038-9609
Inspector: Bill Mannino

Thank you for choosing Accurate Home Inspection services! We will outline extreme detail in this report that will help you decide on one of your biggest lifetime investments.

Client(s):  Matt Mannino
Property address:  127 North Pleasant St
Watervliet, MI 49098
Inspection date:  Friday, May 13, 2016

This report published on Saturday, May 14, 2016 1:16:42 PM EDT

Thank you for Choosing Accurate Home Inspection. We will provide you a comprehensive and detailed report to unlock hidden problems (If Found) and mysteries to help you decide on one of your biggest lifetime investments.

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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 safety hazard
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information

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
Grounds
Exterior and Foundation
Roof
Crawl Space
Basement
Heating, Ventilation and Air Condition (HVAC)
Water Heater
Electric
Plumbing / Fuel Systems
Bathrooms, Laundry and Sinks
Kitchen
Interior, Doors and Windows
Attic and Roof Structure
Fireplaces, Stoves, Chimneys and Flues
Wood Destroying Organism Findings


General Information
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Report number: 051316 17:00
Time started: 17.00
Time finished: 20:00
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool, 60F
Type of building: Duplex, Townhouse
Buildings inspected: One house
Age of main building: >80 Years
Source for main building age: Inspector's estimate, Foundation Style
Front of building faces: East
Main entrance faces: South
Occupied: No
Client present for discussion at end of inspection: No
Number of residential units inspected: 1
Source for main building age: Inspector's estimate

1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation.

Note: While this particular section is about paint, I included the possibilities of lead solder in copper pipe joints. This doesn't necessarily mean that there is but the possibility due to the age of the home should be made aware of.



For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC
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2) Microbial growths were found at one or more locations in interior rooms. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit:
http://www.reporthost.com/?MOLDCDC
http://www.reporthost.com/?MOLDEPA
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Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile:
Landscape 6" drop per 10" from foundation: Yes, No
Site profile: Level
Landscape 6" drop per 10" from foundation: No
Condition of driveway: Near, at or beyond service life
Driveway material: Gravel
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Required repairs, replacement and/or evaluation (see comments below)
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Wood

3) One or more deck, patio and/or porch covers were non-standard. Recommend that a qualified person repair or replace as necessary, and per standard building practices.

Support post for roof covering on South side entrance decks were found to have been supported directly on the deck with no anchors noticed and no noticed counter bracing under deck.
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4) Flashing appeared to be missing from above one or more deck or porch ledger boards, or could not be verified. Missing flashing at this location can cause moisture to accumulate between the ledger boards and the building. Fungal rot may occur in this area and cause the ledger board fasteners to fail. The deck may separate from the building in this event. This is a potential safety hazard. Recommend that a qualified contractor install flashing above ledger boards per standard building practices. For more information, visit:
http://www.reporthost.com/?LB
http://www.reporthost.com/?SD

5) One or more deck, patio and/or porch covers were unstable due to substandard bracing, lack of diagonal bracing, or lack of attachment to the main building. This is a safety hazard since severe movement may cause the cover to collapse. A qualified contractor should repair as necessary.

See cover section.

6) Front step entrance to home (parlor) had some visual rot evidence.
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7) The waterproof membrane at one or more decks, porches and/or balconies was . Recommend that a qualified contractor evaluate and repair or replace membrane sections as necessary. Further evaluation may reveal damage due to water intrusion. Additional and/or structural repairs may be needed.

8) One or more deck or porch beams were not positively secured to the support posts below. Deck or porch beams are commonly connected to support posts by "toenailing," which is inadequate. Decks and porches are subject to movement under live loads and require a positive connection between their support posts and beams. Recommend that a qualified contractor repair per standard building practices. For example, by installing metal plates, plywood gussets or dimensional lumber to connect posts and beams.
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9) Fungal rot was found in deck floor at one or more structures covering decks, patios and/or porches. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
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10) Soil was in contact with one or more wooden deck, porch or balcony support posts. This is a conducive condition for wood destroying organisms. Even if posts are made of treated wood, the cut ends below soil may not have been field treated. Recommend grading soil or repairing as necessary to prevent wood-soil contact.
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11) Soil was in contact with or close to wooden stairs at one or more locations. This is a conducive condition for wood-destroying organisms. Soil should be graded and/or removed so no wood-soil contact is present, if possible. Otherwise, installing products such as borate-based Impel rods may help to prevent infestation and damage. For more information, visit:
http://www.reporthost.com/?IMPEL

12) The gravel driveway was in poor condition. Recommend that a qualified person repair as necessary. For example, by filling holes, grading and spreading new gravel.

13) This property was accessed by a driveway or private road shared with nearby properties. Shared driveways or private roads are excluded from this inspection. Comments in this report related to them are made as a courtesy only and are not meant to be a substitute for a evaluation by a specialist if repairs are needed. Recommend that the client review the recorded agreements regarding the driveway, the deeds of the property owners involved, and easements permitting access to, use of, and maintenance of the driveway.

14) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.

Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Vinyl
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space, Unfinished basement
Foundation/stem wall material: Poured in place concrete, Stone
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)

15) One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.
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16) One or more holes or gaps were found in the foundation. Vermin may enter the building substructure as a result. Recommend that a qualified person repair as necessary.
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17) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
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18) Trees were in contact with or were close to the building at one or more locations. Damage to the building can occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.
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19) Caulk was deteriorated in some areas. For example, around windows. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/?CAULK

20) Moderate cracks (1/8 inch - 3/4 inch) and/or leaning were found in the foundation. This may be a structural concern or an indication that settlement is ongoing. The client should consider hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:
  • Foundation repair contractors who may prescribe repairs, and will give cost estimates for such repairs
  • Masonry contractors who repair and/or replace brick veneer
  • Geotechnical engineers who attempt to determine if settlement is ongoing, and the cause of the settlement
  • Structural engineers who determine if repairs are necessary, and prescribe those repairs
At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.

I don't think the foundation is in immediate need of repairs but should be monitored and sealed. The East end basement wall had a slight (about 5 degrees) bow in at the bottom of the base. See photo with yellow arrow.
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21) Based on the appearance and/or reported age of the foundation (or sections of the foundation), it may not be reinforced. Foundations without modern reinforcement such as metal "rebar" are prone to failure during earthquakes. Typically, concrete foundations built prior to the 1930s, or brick foundations built with "header" courses, are not reinforced. Consult with a qualified engineer to determine if the foundation should be replaced or repaired.

Roof
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Roof inspection method: Viewed from ground with binoculars
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)

22) Extensions such as splash blocks or drain pipes for one or more downspouts were poorly sloped and/or damaged. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
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23) One or more gutters and/or downspouts were damaged. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
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24) Significant amounts of debris such as leaves, needles, seeds, etc. have accumulated on the roof surface. Water may not flow easily off the roof, and can enter gaps in the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend cleaning debris from the roof surface now and as necessary in the future.

25) Stains were found on one or more gutters that indicate past leaks have occurred. However, the inspector was unable to verify that the gutters do or don't leak because of lack of recent rainfall. Monitor the gutters in the future while it's raining to determine if gutters leak. If they do, then recommend that a qualified person repair as necessary to prevent water from coming in contact with the building or accumulating around the building foundation.

26) Stains were found at the front of one or more gutters and indicate that the gutters have overflowed. If they have overflowed, it's usually due to debris clogging gutters or downspouts. The inspector was unable to verify that the gutters and downspouts drained adequately due to lack of recent, significant rainfall. Monitor the roof drainage system in the future while it's raining to determine if problems exist. Then if necessary, recommend that a qualified person clean, repair or replace gutters, downspouts and/or extensions.

Crawl Space
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.

The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Viewed from hatch(es)
Pier or support post material: Wood, Bearing wall, Concrete block
Beam material: Solid wood, Built-up wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above:
Insulation material underneath floor above: None visible
Condition of vapor barrier: Not applicable, none installed
Vapor barrier present: None visible
How Many Vents and Location: How many vents and location
Ventilation type: Unconditioned space

27) Evidence of prior water intrusion or accumulation was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the crawl space. Recommend that the client review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces 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 crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.
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28) No vapor barrier was installed in the crawl space. This is a conducive condition for wood-destroying organisms due to the likelihood of water evaporating from the soil below up into the structure. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified contractor install a vapor barrier per standard building practices.
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29) The vapor barrier in all areas of the crawl space was missing. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified person replace or repair the vapor barrier where necessary and per standard building practices.

Basement
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of floor substructure above: Required repairs, replacement and/or evaluation (see comments below)
Pier or support post material: Wood, Bearing wall, Concrete block, Steel
Beam material: Built-up wood, Steel
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
Insulation material underneath floor above: None visible

30) Large opened well pit area could cause rodent entry and poses a safety hazard for children.
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31) Handrails at one or more flights of stairs were not graspable and posed a fall hazard. Handrails should be 1 1/4 - 2 inches in diameter if round, or 2 5/8 inches or less in width if flat. Recommend that a qualified person install graspable handrails or modify existing handrails per standard building practices.

32) Handrails at one or more flights of stairs were not continuous or did not extend the full length of the stairs. This is a potential fall hazard. Handrails should be continuous for the entire length of the stairs. Recommend that a qualified contractor replace or repair handrails per standard building practices.
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33) One or more handrails had no returns installed, where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a safety hazard. Recommend that a qualified person install returns per standard building practices.

34) Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains or rust at support post bases, efflorescence on the foundation, etc. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the basement. Recommend reviewing any disclosure statements available and ask the property owner 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, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements 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 basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.
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35) One or more support posts were not positively secured to the beam above. While this is common in older homes, current standards require positive connections between support posts and beams above for earthquake reinforcement. Recommend that a qualified contractor repair per standard building practices. For example, by installing metal plates, plywood gussets or dimensional lumber connecting posts and beams.
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36) One or more support posts were constructed of multiple pieces of lumber instead of one continuous piece. Such posts lack strength and are subject to collapse during an earthquake. A single, solid piece of lumber that extends from the footing below to the beam above should be used for wooden support posts. Recommend that a qualified contractor repair per standard building practices. For example, by replacing such posts with a single piece of adequately-sized dimensional lumber.
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37) No under-floor insulation was installed in the unheated basement. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.

Recommend heating basement by opening furnace louver vent, may need to install one.

38) One or more support posts appear to have been added since the original construction based on the inspector's observations. Such posts may have been added to reduce bounce or sag in floors above. Consult with the property owner about this, or that a qualified contractor evaluate and make permanent repairs per standard building practices if necessary.
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39) One or more joists were spliced with "sistered" lumber, and no support post was installed below. Sistering is a common repair practice where additional pieces of lumber are attached to spliced pieces. Such repairs result in a component that's weaker than the original joist and should be reinforced with a support post below. Recommend that a qualified contractor repair per standard building practices. For example, by installing support posts and footing below.
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Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: >10 Years
Location of forced air furnace: Basement
Condition of furnace filters: Not determined (inaccessible, obscured or not found)
Condition of forced air ducts and registers: Appeared serviceable
Laser register temp. tests: 75F
Condition of burners: Appeared serviceable
Condition of controls: Appeared serviceable

40) The last service date of the gas or oil-fired forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit:
http://www.reporthost.com/?ANFURINSP

41) One or more heating or cooling air supply registers had a weak air flow, or no apparent flow. This may result in an inadequate air supply to some rooms. Adjustable damper(s) in ducts may exist and be adjusted to improve the flow. Adjusting register controls may also help to improve the flow. If such adjustments don't result in a balanced flow to registers, have a qualified HVAC contractor evaluate and repair or make modifications as necessary.

This was found mainly on the second level.

42) One or more heating or cooling ducts in an unconditioned space (e.g. crawl space, attic or basement) were not insulated, or the insulation was damaged or deteriorated. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. Recommend that a qualified person repair per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8.

43) Vegetation such as trees, shrubs and/or vines were too close to the heat pump or air conditioning condensing unit. There should be at least 12 inches of clearance on all sides and at least 4-6 feet above. Inadequate clearance around and above can result in reduced efficiency, increased energy costs and/or damage to equipment. Recommend pruning and/or removing vegetation as necessary.
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44) A.C. Unit had moss on it and needs to be cleaned and tested when weather permits.
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45) The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.

Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Electricity
Estimated age: >5 years
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Location of water heater: Basement

46) The insulated jacket was missing and should be replaced.

Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Required repair, replacement and/or evaluation (see comments below)
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 100
System ground: Not determined, not readily apparent
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Basement
Location of other panels: Behind dryer unable to inspect due to location.
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Branch circuit wiring type: Non-metallic sheathed, Knob and tube, Aluminum multi-strand
Solid strand aluminum branch circuit wiring present: Yes
Ground fault circuit interrupter (GFCI) protection present: No
Arc fault circuit interrupter (AFCI) protection present: No

47) Due to the overall condition of the electrical branch wiring and inadequate safety devices, I recommend that a licensed electrician fully evaluates and updates all necessary repairs prior to anyone moving into this home. All mentioned conditions poses immediate safety and fire hazards!
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48) One or more electric receptacles at the kitchen, bathroom(s), laundry area, exterior and/or basement had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices.


Note: GFCI codes are newer than the built year of home. However, it's a fairly inexpensive fix and strongly recommended with upgrades!


General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
http://www.reporthost.com/?GFCI

49) One or more branch circuits with solid-strand aluminum wires were found. Problems due to expansion and contraction with this type of wiring can cause overheating at connections between the wire and devices such as switches and receptacles, or at splices. This is a potential fire hazard. The Consumer Products Safety Commission recommends either discontinuing use of circuits with aluminum wiring, removing the wiring, or that an electrician determine if copper wire can be pig-tailed onto the ends of the aluminum wire. A qualified electrician should evaluate the full electrical system and repair as necessary. For more information, visit:
http://www.reporthost.com/?ALWIRE1
http://www.reporthost.com/?ALWIRE2
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50) Substandard wiring was found at the basement and/or interior rooms. For example, exposed wiring, loose wiring, unterminated wires, exposed splices and/or loose boxes. This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.
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51) Energized "knob and tube" wiring was found at one or more locations. This type of wiring was commonly installed prior to 1950. It is ungrounded and considered unsafe by today's standards. Over time, the wire's insulation can become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.

It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob-and-tube type, or to determine what percentage of the knob and tube wiring is energized versus abandoned. Recommend that a qualified electrician evaluate this wiring and make repairs or replace wiring as necessary.

Note that some insurance companies may be unwilling to offer homeowner's insurance for properties with knob and tube wiring. Consult with your insurance carrier regarding this. For more information, visit:
http://www.reporthost.com/?KNOBTUBE
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52) One or more electric receptacles at the bedroom(s), kitchen, family room, dining room, living room, sunroom, recreation room and/or laundry area had no visible arc fault circuit interrupter (AFCI) protection, or the inspector was unable to determine if AFCI protection was present. This is a potential safety hazard. Recommend that a qualified electrician evaluate and install AFCI protection if necessary and per standard building practices.

Note: These codes are newer than the built year of home. However, with electrical upgrades, AFCI protection is recommended.


General guidelines for AFCI-protected receptacles include the following locations:
  • Bedrooms (since 1999)
  • Kitchens, laundry areas, family rooms, dining rooms, living rooms, parlors, libraries, dens and recreation rooms, sunrooms, closets and hallways (since 2014)
For more information, visit:
http://www.reporthost.com/?AFCI

53) Non-metallic sheathed wiring was installed at one or more locations, and was subject to damage such as on easily accessible wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it, resulting in exposed, energized wires. Also, copper conductors can break after being repeatedly moved or bent. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing protective conduit or re-routing wires through walls or ceilings.
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54) Non-metallic sheathed wiring was loose, unsupported, or inadequately supported at one or more locations. Such wiring should be trimmed to length if necessary and attached to runners or to solid backing with fasteners at intervals of 4 1/2 feet or less. Fasteners should be installed within 12 inches of all enclosures. Recommend that a qualified electrician repair per standard building practices.
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55) Wire splices were exposed and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
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56) Knob and tube wiring and/or related components at one or more locations had frayed insulation, was damaged or deteriorated, was loose and/or had substandard modifications. This is a potential fire and shock hazard. Recommend that a qualified electrician repair as necessary.
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57) One or more electric receptacles and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
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58) One or more modern, 3-slot electric receptacles were found with an open ground. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a qualified electrician repair as necessary so all receptacles are grounded per standard building practices.

No grounds in entire house.
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59) No permanently installed smoke alarms were found. This is a potential safety hazard. A qualified electrician should install smoke alarms per standard building practices (e.g. in hallways leading to bedrooms, in each bedroom, on each floor and in attached garages). For more information, visit:
http://www.reporthost.com/?SMKALRM

60) No permanently installed carbon monoxide alarms were found. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.reporthost.com/?COALRM

61) The service drop wires were in contact with trees or vegetation. This can result in damage to wiring insulation or broken wires during high winds. Recommend pruning trees or vegetation as necessary. The utility company may prune trees at no charge.

Small sapling was against overhead service wires. Should be cut down. This could conduct electricity and cause an electrical shock.

62) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring.

It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware of this safety hazard, both for existing fixtures and when planning to upgrade with newer fixtures. Consult with a qualified electrician for repairs as necessary.

63) One or more electrical components including receptacles and/or light fixtures appeared to be older than their intended service life. Such old components may pose a fire or shock hazard. Recommend consulting with a qualified electrician to determine which components should be replaced with newer, modern components.
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64) Few receptacles were installed in one or more areas by modern standards. This can result in "octopus" wiring with extension cords, which is a fire hazard. Consult with a qualified electrician about upgrading circuits with additional receptacles per standard building practices.

65) The electric service to this property appeared to be rated at substantially less than 200 amps and may be inadequate. Depending on the client's needs, recommend consulting with a qualified electrician about upgrading to a 200 amp service. Note that the electric service's rating is based on the lowest rating for the meter base, the service conductors, the main service panel and the main disconnect switch. One or more of these components may need replacing to upgrade.

Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Required repair, replacement and/or evaluation (see comments below)
Water service: Public
Water pressure (psi): 62PSI
Location of main water shut-off: Basement
Condition of supply lines: Required repair, replacement and/or evaluation (see comments below)
Supply pipe material: Copper, CPVC plastic
Condition of drain pipes: Required repair, replacement and/or evaluation (see comments below)
Drain pipe material: Plastic, Galvanized steel
Condition of waste lines: Required repair, replacement and/or evaluation (see comments below)
Waste pipe material: Cast iron
Vent pipe condition: Not determined (inaccessible, obscured, or water service off)
Vent pipe material: Not determined (inaccessible or obscured)
Condition of fuel system: Required repair, replacement and/or evaluation (see comments below)
Location of main fuel shut-off valve: At gas meter

66) Insulation for one or more water supply pipes in the basement was . Recommend replacing or installing insulation on pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.

Appeared to be asbestos wrap.
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67) Copper water supply pipes were installed. Copper pipes installed prior to the late 1980s may be joined with solder that contains lead, which 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 approximately 50% lead. The client should be aware of this, especially if children will be using this water supply system. Note that the inspector does not test for toxic materials such as lead. The client 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 include:
  • Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than 6 hours
  • Install appropriate filters at points of use
  • Use only cold water for cooking and drinking, as hot water dissolves lead more quickly than cold water
  • Use bottled or distilled water
  • Treat well water to make it less corrosive
  • Have a qualified plumber replace supply pipes and/or plumbing components as necessary
For more information visit:
http://www.reporthost.com/?LEADDW
http://www.reporthost.com/?LEAD
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68) Stains were found in one or more sections of drain and/or waste lines, but no active leaks were found near the stains. This may indicate that past leaks have occurred. Consult with the property owner about this, and either monitor these areas in the future for leaks or have a qualified plumber evaluate and repair as necessary.
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69) The copper water service pipe was embedded in concrete or masonry where it was routed through the foundation, and no protection from damage due to thermal expansion was visible. Copper pipes embedded in concrete or masonry should be wrapped with an approved tape or installed through a sleeve for abrasion and corrosion protection. Recommend that a qualified contractor evaluate further to verify that no tape or sleeve is installed, and repair per standard building practices if necessary.
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70) Significant corrosion was found in water supply pipes or fittings. Leaks can occur as a result. Recommend that a qualified plumber evaluate and replace components as necessary.
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71) Low flow was found at one or more sinks, bathtubs and/or showers when multiple fixtures were operated at the same time. Water supply pipes may be clogged or corroded, filters may be clogged or need new cartridges, or fixtures may be clogged. Recommend that a qualified plumber evaluate and repair as necessary.

72) One or more hose bibs appeared to be inoperable. No water flowed from the bib(s) when turned on. This may be due to a shut-off valve being turned off. Note that the inspector does not operate shut-off valves. Recommend consulting with the property owner about inoperable hose bibs, and if necessary have a qualified plumber make repairs.
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73) Significant corrosion was found in waste pipes or fittings. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and repair as necessary.
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74) The inspector heard gurgling sounds when plumbing fixtures (e.g. faucets, tubs, showers) were operated. Venting may be substandard or missing. Adequate venting is required to allow waste materials and water to drain freely, and to allow sewer gases to escape from the system. Recommend that a qualified plumber evaluate and repair if necessary.

75) One or more drain line traps were substandard (e.g. "S", "U" or drum traps). Traps can siphon or run dry and cause sewer gases to enter living spaces. Recommend that a qualified plumber repair per standard building practices. For example, by replacing with modern "P" traps. For more information, visit:
http://www.reporthost.com/?TRAPS
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76) Significant corrosion or rust was found at one or more water supply valves. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber repair as necessary. For example, by replacing valves or fittings.
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77) Steel piping for the gas service located outside was significantly corroded. Gas leaks can result. Recommend evaluation by a qualified contractor to determine if piping needs replacing. If not, then a qualified person should prep and paint lines as necessary with a rust-preventative paint. Very corroded pipes should be replaced by a qualified contractor.
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78) One or more water shut-off valves were not labeled, and their function is unknown. Recommend consulting with the property owner to determine valves' functions, that you verify this yourself, or if necessary that a qualified plumber evaluate. Recommend labeling valves as necessary.

79) Water pressure tested normal at 62PSI. I believe any water flow problems is due to water volume issues.
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Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: 3/4 bath
Location #B: Half bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Required repair, replacement and/or evaluation (see comments below), Some corrosion around lower level toilet.
Condition of shower(s) and related plumbing: Appeared serviceable
Gas supply for laundry equipment present: Not determined
240 volt receptacle for laundry equipment present: Yes

80) The inspector was unable to verify that the glass used in one or more by the at location(s) # was approved safety glass. Glazing that is not approved safety glass located in areas subject to human impact is a potential safety hazard. Standard building practices require that approved safety glass be used in enclosures for bathtubs, showers, spas, saunas and steam rooms, and in windows where the bottom edge of the window is less than 60 inches above the drain inlet or standing surface. Wire-reinforced glass is not acceptable. Recommend that a qualified contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary, and per standard building practices.

81) The hot and/or cold water supply flow for the sink at location(s) #A and B was low or inoperable. Recommend that a qualified plumber evaluate and repair as necessary.

82) The toilet at location(s) #A didn't flush or had a weak flush. Recommend that a qualified plumber evaluate and repair or replace the toilet as necessary.

Lower level toilet had a weak flush, again suspect venting issue. Toilet did flush although weak.
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83) The hot and/or cold water supply flow for the bathtub at location(s) #A and B was low or inoperable. Recommend that a qualified plumber evaluate and repair as necessary.

Water flow in sinks and tubs were marginal. I suspect volume as the issue and not pressure.

84) The hot and/or cold water supply flow for the shower at location(s) #A was low or inoperable. Recommend that a qualified plumber evaluate and repair as necessary.

85) The sink drain pipe at location(s) #A and B used an S-trap rather than a P-trap, or no P-trap was visible. Siphons and sudden flows of water in S-Traps can drain all the water out of the trap, leaving it dry. Sewer gases can then enter living areas. Recommend that a qualified plumber repair per standard building practices.

Noticed strong sewage smell with flies in home. I suspect dry S-traps while home not being occupied.

86) The clothes washer drain standpipe was too narrow. Standard building practices require that the stand pipe be:
  • A minimum of 2 inches in diameter
  • At least 33 inches tall for a top-loading clothes washer
  • At least 24 inches tall for a front-loading clothes washer
Recommend that a qualified person repair as necessary per standard building practices.

87) The sink at location(s) #A and B drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.

Drain test on full sinks were slow to drain with some gurgling sounds, suspect inadequate venting.

88) The shower at location(s) #A drained slowly. Recommend clearing drain and/or that a qualified plumber repair if necessary.

89) The bathtub at location(s) # drained slowly. Recommend clearing drain and/or that a qualified plumber repair if necessary.

Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: N/A (none installed)
Condition of range, cooktop or oven: Not determined
Condition of refrigerator: Not determined

90) The flow from the sink's hot and/or cold water supply was low or inoperable. Recommend that a qualified person evaluate and repair as necessary. Shut-off valves may be partially or fully closed. Note that the inspector does not operate shut-off valves. If repairs are needed, a qualified plumber should make them.

91) The kitchen sink drain pipe used an S-trap rather than a P-trap, or no P-trap was visible. Siphons and sudden flows of water in S-Traps can drain all the water out of the trap, leaving it dry. Sewer gases can then enter living areas. Recommend that a qualified plumber repair per standard building practices.
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92) The sink drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.

Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Wood, Metal
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Wood, Single-pane
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)

93) The inspector was unable to verify that the glass used in one or more was approved safety glass. Glazing that is not approved safety glass, located in areas subject to human impact, is a safety hazard. Standard building practices generally require that approved safety glass be used in swinging and sliding doors except where "art glass," jalousie windows or glazing smaller than a 3-inch opening is used. Recommend that a qualified contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary, and per standard building practices.

94) The inspector was unable to verify that the glass used in one or more interior doors was approved safety glass. Glazing that is not approved safety glass, located in areas subject to human impact, is a safety hazard. Standard building practices generally require that approved safety glass be used in swinging and sliding doors except where "art glass," jalousie windows or glazing smaller than a 3-inch opening is used. Recommend that a qualified contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary, and per standard building practices.

95) The inspector was unable to verify that the glass used in one or more windows was approved safety glass where required. Window glazing that is not approved safety glass, located in areas subject to human impact, is a safety hazard. Standard building practices generally require that approved safety glass be used in but not limited to the following conditions:
  • Windows with a pane larger than 9 square feet, with a bottom edge closer than 18 inches to the floor and a top edge higher than 36 inches above the floor and within 36 inches, horizontally, of a walking surface
  • Windows that are both within a 24-inch arc of a door and within 60 inches of the floor
  • Glazing in walls enclosing stairway landings or within 5 feet of the bottom and top of stairways, where the bottom edge of the glass is less than 60 inches above the floor
Note that "art glass" (leaded, faceted, carved or decorative) may be an acceptable alternative for safety glass due to its visibility. Also, a 1 1/2-inch-wide protective bar on the accessible side of the glass, placed 34-38 inches above the floor, can serve as an acceptable substitute for safety glass. Recommend that a qualified contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary, and per standard building practices.

96) Door way to roof on upper level leads to an unguarded roof. This is a safety fall hazard. Also, does not appear to have safety glass.
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97) One or more bedrooms had windows that wouldn't open or were stuck shut. Unless a bedroom has an exterior entry door, at least one window requires adequate egress in the event of a fire or emergency to allow escape or to allow access by emergency personnel. Recommend that a qualified contractor repair or make modifications per standard building practices. For more information, visit:
http://www.reporthost.com/?EGRESS

98) One or more bedroom windows had substandard egress by today's standard building practices. Adequate egress is important in the event of a fire or emergency to allow escape or to allow access by emergency personnel. Bedroom windows wouldn't open and/or were too high above the grade or landing outside. This is a potential safety hazard. Standard building practices require that every bedroom have at least one egress window or an exterior entry door. Egress windows must comply with these requirements:
  • Minimum width of opening: 20 inches
  • Minimum height of opening: 24 inches
  • Minimum net clear opening at a grade floor egress windows: 5 square feet
  • Minimum net clear opening of other egress windows: 5.7 square feet
  • Maximum height of base of opening above grade or landing of grade floor egress windows: 44 inches
  • Maximum height of base of opening above interior side floor: 44 inches
  • Windows should open easily without the use of keys or tools
And for window wells below grade:
  • Minimum net clear area of 9 square feet
  • Minimum horizontal projection and width of 36 inches
  • Wells with a vertical depth greater than 44 inches require a permanent ladder or steps usable with the window in the fully open position
Where windows are too high, at a minimum, keep something that serves as a ladder below the window at all times. Recommend that a qualified contractor repair or make modifications per standard building practices. For more information, visit:
http://www.reporthost.com/?EGRESS

Also, windows are very low to floor which poses a safety hazard for children. Need to be aware of this.
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99) Handrails at one or more flights of stairs were not continuous or did not extend the full length of the stairs. This is a potential fall hazard. Handrails should be continuous for the entire length of the stairs. Recommend that a qualified contractor replace or repair handrails per standard building practices.
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100) Guardrails at one or more locations with drop-offs higher than 30 inches were too low. This poses a fall hazard. Guardrails should be at least 36 inches in height. Recommend that a qualified contractor replace or repair guardrails per standard building practices.

This was found on the upper level.

101) Trip hazard in upper level adjoining bed rooms.
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102) One or more handrails had no returns installed, where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a safety hazard. Recommend that a qualified person install returns per standard building practices.

Basement and upper level.
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103) One or more sections of ceilings were sagging. This can be caused by different things (e.g. loose drywall or plaster, floor or ceiling joists sagging, floor or ceiling joists installed with the crown down). Recommend that a qualified contractor evaluate and repair as necessary.
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104) Floors in one or more areas were sagging or springy. This can be caused by over-spanned, undersized or too few joists or beams, or too few support posts. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.
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105) One or more exterior doors were difficult to open or close, were difficult to latch and/or were sticking. Recommend that a qualified person repair as necessary.

106) Some exterior door hardware, including deadbolts were inoperable. Recommend that a qualified person repair or replace as necessary.

107) Deadbolts on one or more exterior doors were inoperable. Recommend that a qualified person repair as necessary.

108) One or more windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.

Storm windows were missing on single-pane wooden windows.
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109) One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.

110) Lock mechanisms on one or more windows were difficult to operate. This can pose a security risk. Recommend that a qualified person repair as necessary.

111) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
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112) One or more exterior doors had minor damage and/or deterioration. Although serviceable, the client may wish to repair or replace such doors for appearances' sake.

Attic and Roof Structure
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Not inspected because access was blocked, blocked by batted insulation
Condition of roof structure: Not determined (inaccessible or obscured)
Roof structure type: Not determined (inaccessible or obscured)
Ceiling structure: Not determined (inaccessible or obscured)
Condition of insulation in attic (ceiling, skylight chase, etc.): Not determined (inaccessible or obscured)
Insulation depth: Unknown
Ceiling insulation material: Not determined (inaccessible or obscured)
Approximate attic insulation R value (may vary in areas): Not determined (inaccessible or obscured)
Vermiculite insulation present: Not determined
Vapor retarder: Not determined (inaccessible or obscured)
Roof ventilation type: Ridge vent(s), Open soffit vents

113) One or more attic access hatches or doors were too small to allow easy access. Such hatches should be at least 22 x 30 inches in size, and in safely accessed areas. Recommend that a qualified person modify attic access points per standard building practices.
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Fireplaces, Stoves, Chimneys and Flues
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of chimneys and flues: Appeared serviceable
Gas-fired flue type: Not determined (obscured or inaccessible)

Wood Destroying Organism Findings
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Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection.
Visible evidence of past wood-destroying insects: Yes
Visible evidence of damage by wood-destroying insects: Yes
Visible evidence of conditions conducive to wood-destroying organisms: Yes
Location #A: Basement sill plates and floor joist

114) Because of apparent structural and/or cosmetic damage at location(s) #A, recommend that a qualified contractor evaluate and repair as necessary. All wood significantly damaged by wood-destroying insects or fungal rot should be replaced or removed.

115) Evidence of past infestation of unspecified wood-destroying insects was found at location(s) # in the form of with visible wood damage. Recommend the following:
  • Correct any conducive conditions for wood-destroying organisms mentioned in this report.
  • Consult with the property owner about any history of infestation.
  • Have a state-licensed pest control operator evaluate further and treat as necessary.
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Thank you for choosing Accurate Home Inspection! We wish you the best of luck with your new investment. Feel free to contact us at anytime if you have questions or concerns.

At your convenience, please email me at inspect@accuratehomeinspectioncoloma.com to confirm you have received this report.



Sincerely,

Bill Mannino

Accurate Home Inspection