A.M.C. Home Inspections inc.

	Safety	Poses a risk of injury or death
	Major defect	Correction likely involves a significant expense
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Minor defect	Correction likely involves only a minor expense
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Monitor	Recommend monitoring in the future
	Serviceable	Item or component is in servicable condition
	Comment	For your information

1) General information: - Pool equipment was inspected to the best of inspector's ability. Due to the fact that the pool was winterized at time of inspection, a proper inspection could not be performed. Recommend having pool inspected in normal conditions by quality pool inspector once pool is open for the season. Pump and other equipment appeared to be in good working order. There was no excessive rusting of parts and pump looked as though it had been maintained by previous owner. Again, still recommend having a quality pool inspector inspect pool when open for season.
2) Exterior: - One or more guardrails are missing and poses a safety hazard, especially to small children. Recommend having a qualified contractor install guardrails where missing and as per standard building practices (at drop-offs higher than 30", railing at least 36" in height, gaps no wider than 4", etc.).
3) Exterior: - Back patio has major cracking in several places. Recommend having concrete contractor evaluate and make necessary repairs.
4) Exterior: - One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Recommend making repairs as necessary such as repairing or installing splash blocks or tie-ins to underground drain lines so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
5) Exterior: - Base of wall on the left side of the garage door has major crack that needs to be addressed. Recommend qualified mason contractor evaluate and make necessary repairs.
6) Exterior: - Exterior wall near rear entry, next to garage door has major crack in wall that needs to be addressed by a qualified brick mason. Recommend having qualified mason contractor evaluate and make necessary repairs.
7) Exterior: - Wall next to rear entry next to garage door has major crack in wall that goes from the base of doorway to the end of the wall. Recommend having a qualified mason contractor evaluate and make necessary repairs.
8) Exterior: - There is considerable water damage to sofetts and brick on both sides of chimney. Recommend qualified roofing contractor evaluate and make necessary repairs to prevent water leakage from further damaging sofetts and brick.
15) Roof: - Shingles are curling bad near left and right side of chimney. Recommend having qualified roofing contractor make necessary repairs.
16) Roof: - Significant amounts of debris have 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 roof structure or make water accumulate around the foundation. Recommend cleaning gutters now and as necessary in the future.
17) Attached garage: - The garage vehicle door "auto-reverses", but requires too much force. The door should reverse relatively easily when closing and when it strikes something. This is a safety hazard, especially for small children. Recommend having a qualified garage door contractor evaluate and repair or replace opener as necessary.
18) Attached garage: - The garage-house door poses a fire risk because it's not fire-rated (metal or solid-core construction). Recommend having a qualified contractor replace this door with a fire-rated door.
19) Attached garage: - The garage-house door isn't equipped with an automatic door closing device such as sprung hinges. This door should close and latch automatically to prevent vehicle fumes from entering living spaces and/or to slow the spread of fire from the garage to living spaces. A device should be installed so this door closes and latches automatically.
20) Attached garage: - Weatherstripping on garage-house door is missing. Weatherstripping should be installed to prevent vehicle fumes from entering living spaces.
21) Attached garage: - The attic access hatch over the attached garage doesn't have a 1 hour fire rating. Wall and ceiling surfaces in an attached garage should be fire rated for 1 hour to prevent or slow the spread of fire from the garage to interior living spaces. Recommend replacing this hatch with a material that has a 1 hour fire rating such as 5/8" type X rated sheetrock.
22) Electric service: - An insufficient number of smoke detectors are installed. Recommend installing additional smoke detectors as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information on smoke detectors visit http://www.cpsc.gov/cpscpub/pubs/5077.html
23) Electric service: - One or more screws are missing from the one or more sub panel covers. Recommend replacing missing screws.

Because live wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws don't come in contact with wiring inside the panel when they're installed.
24) Water heater: - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older. Recommend budgeting for a replacement in the near future.
25) Heating and air conditioning: - Because of the age and/or condition of this furnace, recommend that a qualified heating and cooling technician inspect the heat exchanger and perform a Carbon Monoxide test when it's serviced.
26) Heating and air conditioning: - The estimated useful life for forced air furnaces is 15 to 20 years. This furnace appears to be at this age or older and may need replacing at any time.
27) Heating and air conditioning: - There is a large amount of corrosion on interior of the AC side of the unit. Recommend having qualified heating and air-conditioning evaluated and make repairs as necessary. Compressor and wheel are a little noisy and needs to be evaluated as well.
28) Heating and air conditioning: - Last service date of this system is more than two years ago or is unable to be determined. Recommend asking seller when it was last serviced. If unable to determine or if more than two years ago, recommend that this system be inspected, cleaned, serviced and repaired if necessary by a qualified heating and cooling technician. Recommend that this servicing be made every two years in the future or as recommended by the heating and cooling contractor.
30) Basement: - Evidence of light flooding throughout the basement. Does not appear to have caused any major damage and there were no markings on paneling to show that there was any major flooding.
32) Interior rooms: - One or more open ground, 3-pronged receptacles were found only in first bedroom on right. This is a safety hazard and poses a risk of electric shock. Recommend that a qualified, licensed electrician evaluate and make repairs as necessary.

Grounded receptacles began being required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, recommend that a qualified, licensed electrician make repairs by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of 3-pronged receptacles with 2-pronged receptacles is not an acceptable solution.
33) Interior rooms: - One or more doors don't latch when closed. Recommend making repairs as necessary such as adjusting latch plates or lockset mechanisms. Front door to house does not latch at all. Recommend having door repaired or replaced as soon as possible. Back patio glass door does not latch and is only remaining closed by wooden rod in jam of door.
34) Interior rooms: - This home was built before 1978, when laws were enacted in the US preventing the use of lead paint in residential structures. Lead paint may be present, and is a known safety hazard, especially to children but also to adults. It may cause brain damage and retarded mental and physical development, among other things. Numerous areas of the paint found in and around this structure are in poor condition (peeling, flaking, etc.). Recommend consulting with a qualified, licensed industrial hygenist to determine the safest and most cost-effective action to take regarding the paint. Testing and/or remediation may be necessary. Also recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint.

What You Should Know About Lead Based Paint in Your Home: Safety Alert - CPSC Document #5054

CPSC Warns About Hazards of "Do lt Yourself" Removal of Lead Based Paint: Safety Alert - CPSC Document #5055
35) Interior rooms: - No ground fault circuit interrupter (GFCI) devices (receptacles or circuit breakers) are visible in the kitchen or bathrooms. GFCI devices help prevent electric shocks in areas that may have water present. Recommend having a qualified, licensed electrician install GFCI protection for receptacles over counter tops and around sinks as per standard building practices.
36) Interior rooms: - Screen(s) torn in one or more windows. Window(s) may not provide ventilation during months when insects are active. Recommend repairing or replacing screens.
37) Interior rooms: - Window(s) won't lock. Recommend repairing locking hardware to allow window(s) to lock.
38) Interior rooms: - One or more doors have no lockset installed. Recommend installing locksets in doors where missing.
39) Interior rooms: - Leak at base of faucet in master bathroom. Recommend repairing leak.
40) Interior rooms: - Kitchen microwave doesn't have a built in turntable. The buyer may want to purchase a manually wound turntable such as a "Micro-go-round". See: http://www.google.com/search?q=micro-go-round
41) Interior rooms: - The oven light is inoperable. Recommend replacing bulb.
42) Interior rooms: - One or more light fixtures appear to be inoperable. Recommend replacing bulb(s) where necessary. If light(s) still don't work then recommend having a qualified electrician evaluate and repair as necessary.
43) Interior rooms: - Major crack found in wall in dining room. Appears to be only cosmetic since there are no other cracks anywhere but in the that specific location. Recommend monitoring for any more cracks in same location. If any more cracks show up or the original crack widens or gets longer, recommend having licensed general contractor evaluate and make necessary repairs.