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
	Comment	For your information

Structural Pest Inspection Concerns
Items marked with the following icons relate to the structural pest inspection

	Infestation	Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
	Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
	Conducive conditions	Conducive conditions for wood destroying insects or organisms. (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

		1) Unprotected, non-metallic sheathed wiring used outdoors, to run power to dryer in enclosed porch. Wire used to extend power to freestanding garage may be unsuitable for outdoor use. Unsheathed wires from house to insulator splice to overhead NM cable. Recommend having a qualified electrician evaluate and repair exterior wiring as appropriate. Possible solutions include rewiring using exterior-rated conduit or wire, or re-routing the wiring as appropriate. Photo 37 Plastic-sheathed AC wire from main house feeds dryer in enclosed porch by running through outside walls.   Photo 41 Exposed wires from house spliced to NM cable.   Photo 42 NM cable run from house to freestanding garage.
		2) Handrail(s) missing from entry steps to back porch. Recommend installation of handrail by a qualified contractor. Also,the back porch exterior door opens outward over steps, presenting a fall risk to persons approaching the door from either side. Recommend evaluation by a qualified contractor to determine feasibility of re-hanging door so it does not open outward over steps. Photo 8 The stairs to the back porch lack a railing, and the door swings out over them.
		3) Bottom step at back porch is chipped/broken on left side. Recomment repair by a qualified masonry contractor. Photo 11 Bottom back step broken off at corner.
		4) Inconsistent rise (vertical distance) on bottom front step can cause a trip hazard.
		5) Recommend patching cracks and/or holes in asphalt driveway where necessary and resealing. Photo 2 Asphalt portion of driveway ends at front edge of house. Driveway continues as dirt and gravel to entrance of garage.
		6) Perimeter grading slopes towards foundation on front wall of house (flower bed). Recommend grading soil so it slopes down and away from the building to direct rainwater away. Photo 3 This flowerbed has a negative-slope grade going to the front foundation wall. The other side of this wall in the crawlspace shows signs of moisture intrusion.   Photo 17 Efflorescence and water stains on south interior foundation wall.   Photo 18 Evidence of significant moisture intrusion at south wall area immediately behind flower bed at front of house.
		7) Minor cracks in sidewalk. These are only a cosmetic concern. No action is recommended.

8) Decking at roof's edge is wet and shows signs of detioration and/or rot at juncture of enclosed porch and main house. Cause should be determined and corrected, and the rotten sections of decking should be removed and replaced. Recommend further evaluation by a qualified roofing contractor. Photo 4 This chimney is suspect in the leak problems indicated in the enclosed side porch.   Photo 7 This inside corner is where the enclosed porch (left) and the main house (right) meet.   Photo 20 The gutter is on the north face of the enclosed porch and ends at the main house. Note that the gutter is full of moss at the far end. The roof decking under the shingles is moist and rotting.   Photo 21 The chimney in relation to the enclosed porch roof.   Photo 22 Another view of the enclosed porch roof as it meets the main house. Note mold discoloration of some of the shingles.   Photo 38 Close up of former side porch steps. Note green growth in corner, underneath problem area.

		9) It appears that the foundation under the slab floor of the enclosed porch was originally filled with dirt when the slab was first poured, and then dug out at some later time to create a small, detached crawlspace. Note the dirt caked overhead on the underside of the slab, and the mortar at the edges of some of the bricks around the hatch, suggesting that it was cut out at some time after the original construction. Although the main crawlspace appears well-ventilated, this smaller crawlspace has no ventilation except for a few holes drilled in the mortar between it and the main crawlspace which are unlikely to provide any useful amount of ventilation. This crawlspace appears damp, and heavy condensation is apparent on the frame of the wood hatch. There is also widespread mold on the top surface of the concrete slab in the enclosed porch above, suggesting significant wicking of moisture through the slab. Recommend evaluation by a qualified contractor to determine if either venting this crawlspace or sealing it with a moisture barrier and gravel on the ground, and insulation on the walls, is appropriate. Photo 9 The inside of the mini-crawlspace created by digging out under the concrete porch floor slab. Heavy condensation on hatch frame. There is no ventilation in this crawlspace.   Photo 10 Another view.   Photo 32 Widespread mold across the surface of the concrete slab floor in the enclosed porch, Most likely caused by moisture migrating upward through the slab from the un-ventilated crawlspace.
		10) Efflorescence and water stains noted on south wall adjacent to flower bed outside. Significant moisture penetration over time evident. Recommend evaluation by a qualified contractor. Photo 17 Efflorescence and water stains on south interior foundation wall.   Photo 18 Evidence of significant moisture intrusion at south wall area immediately behind flower bed at front of house.
		11) Water stains observed on structural materials adjacent to toilet drain. Water stains may indicate a present and ongoing moisture problem or a previous problem that has been corrected. Recommend evaluation by a qualified contractor. Photo 14 Corroded galvanized toilet drain with evidence of prior leaks on wood members.

		12) Non-metallic sheathed wiring is unsupported or inadequately supported. This type of wiring should be attached to runners or to solid backing with fasteners at intevals of 4 1/2 ft. or less. Recommend having a qualified electrician evaluate and repair as necessary. Photo 39 Live NM electrical cable snaking through metal plumbing pipes. AC duct resting on galvanized drain line.   Photo 40 More of duct on drain line.
		13) Exposed open-bulb light fixture mounted overhead in crawlspace. This is a safety concern. Photo 15 Exposed open light fixture overhead in crawl space.
		14) Partial vapor barrier exists on the crawlspace floor. If crawlspace is to remain vented this vapor barrier should be removed and floor insulated to R19 or better. If a sealed crawlspace approach is desired, recommend installing 6 mil polyethylene with seams overlapped at least 24", covering with a layer of gravel, sealing vents, and insulating crawlspace walls.
		15) No insulation under floor in unheated basement or crawl space. Recommend installing R19 or better (6" thick fiberglass batt) insulation below floor for energy efficiency.
		16) Evidence of prior termite infestation in bottom edge of one existing floor joist near juncture of enclosed porch and main house. Recommend evaluation by a qualified WDI/WDO technician. Photo 19 Evidence of prior termite infestation in one floor joist near the enclosed porch.
		17) The water supply pipes in the crawl space are uninsulated. Recommend insulating these pipes for better energy efficiency and to water pipes from freezing.
		18) HVAC ductwork is resting on galvanized drain lines in some spots. Recommend evaluation by a qualified HVAC contractor. Photo 39 Live NM electrical cable snaking through metal plumbing pipes. AC duct resting on galvanized drain line.   Photo 40 More of duct on drain line.

		19) Some of the water supply pipes in this structure are made of galvanized steel. Based on the age of this structure, these pipes may be nearing or may have exceeded their estimated useful life of 40 and 60 years. Internal corrosion and rust can reduce the inside diameter of these pipes over time, resulting in reduced flow and eventually, leaks. The inspector performed a "functional flow test" during the inspection where multiple fixtures were run simultaneously, and found the flow to be adequate. For example, the shower flow didn't decrease substantially while the toilet was flushed. Despite this, and given their apparent age, these pipes may need replacing at any time. Photo 13 Corroded galvanized drain line.   Photo 16 Galvanized supply pipe meets copper distribution system. Joining dissimilar metals can cause corrosion at the joints.
		20) Photo 6 Main drain line cleanout in yard on west side of house.

		21) Recommend installing additional smoke detectors as necessary so a functioning one exists in each hallway and bedroom.
		22) Two-conductor electrical service was standard years ago but is outdated by today's standards and may present safety issues in some situations. It may also be inadequate for modern electrical service requirements. Recommend evaluation by a qualified electrician to determine if property's wiring system presents a potential safety hazard or inadequate service.
		23) One or more neutral and/or ground connectors are "double-tapped" into the neutral/ground bus bar in the main panel. Recommend evaluation by a qualified electrician.

24) Temperature-pressure relief valve drain line is missing. Recommend having a qualified plumber install a drain line extending to within 6" from the floor to empty into a container, or (preferably) routed so as to drain outside (away from foundation). Photo 12 No drain line for temp/pressure relief valve on water heater.

		25) Recommend that this system be inspected, serviced and repaired as necessary annually in the future by a qualified heating and cooling technician.
		26) This system is equipped with throw-away filter(s), accessible from the return air duct opening in the hall floor. Recommend replacing throw-away filter(s) every 2 months in the future if the thermostat's fan position is set to "Auto", or monthly if it's set to "On".

		27) 2-pronged outlets rather than 3-pronged, grounded outlets are installed throughout the house. This limits the ability to use appliances that require a ground (computers and some other electronic appliances) in these areas. If client intends to operate electronic devices requiring a ground, then recommend evaluation by a qualified electrician. In some cases 2-pronged outlets can be upgraded with GFCI receptacles to increase safety factor and help protect electrical/electronic equipment.
		28) Receptacle in breakfast area is recessed due to addition of paneling.
		29) "Popcorn" textured ceiling in living room, possibly installed before mid 1980s. This material may contain asbestos. The client may wish to have this ceiling material tested by a qualified lab to determine if it does contain asbestos. If the material is not removed, recommend keeping ceiling painted to encapsulate the material, and not disturbing it. For more information on asbestos use in homes, visit: http://www.cpsc.gov/CPSCPUB/PUBS/453.html
		30) No ground fault circuit interrupter (GFCI) outlets installed in kitchen. GFCI outlets help prevent electric shocks in areas that may have water present. Recommend having a qualified electrician install one or more GFCI outlets, especially over counter tops and around sinks.
		31) Water stains visible in ceiling and paneling in enclosed porch. Ceiling material is wet, apparently from an active leak in the roof at the juncture of the enclosed porch and the main house.. Recommend repairing roof leak. Recommend removing wet ceiling tile and paneling and replacing with new after area has dried thoroughly. Photo 5 The side porch was added by enclosing/surrounding the chimney. The chimney flue is sealed and the fireplace is not in service.   Photo 27 Ceiling stains against back of chimney in the enclosed porch.   Photo 28 Water stains and mold on paneling in enclosed porch.   Photo 29 More water stains in enclosed porch.   Photo 30 Another ceiling stain in enclosed porch.   Photo 31 More water stains.
		32) Mold evident across most of concrete slab in enclosed porch. Likely due to moisture migration from unventilated/unsealed crawlspace below, and hastened by moisture from ongoing leak above porch. Recommend evaluation and repair by a qualified contractor. Photo 32 Widespread mold across the surface of the concrete slab floor in the enclosed porch, Most likely caused by moisture migrating upward through the slab from the un-ventilated crawlspace.
		33) Upper half of receptacle in master bedroom is dead. Recommend evaluation and repair by a qualified electrician.
		34) No exhaust fan installed in bathroom with shower. Even if a window that opens exists, this may not be an adequate source of ventilation during the cold weather. Recommend installing properly vented bathroom exhaust fan.
		35) Glass in upper window sash in master bedroom cracked. Recommend replacing glass. Photo 24 Top sash glass is cracked in an arc across its width in this master bedroom window.
		36) No range hood is installed.
		37) Minor cracks found in ceiling. These are only a cosmetic concern. No action is recommended.
		38) Minor cracks found in walls. These are only a cosmetic concern. No action is recommended.
		39) Several interior doors don't latch. Likely due to structural settling over the years. No action recommended unless this becomes an inconvenience.
		40) Electric receptacle is recessed behind cover plate due to added paneling. Recommend having a qualified electrician install a box extension. Molding is cut out to accomodate added electrical box in bedroom. Light switch for outside illumination installed in floor in living room. Recommend having switch moved to a wall by a qualified electrician. Photo 23 Light switch mounted in floor in living room. This is a safety concern.   Photo 25 Molding cut out to accomodate electrical outlet.   Photo 26 This receptacle is recessed behind the paneling and cover plate.
		41) Kitchen--Refrigerator appears functional.
		42) Dishwasher appears functional (portable).
		43) Disposal appears functional.
		44) Range and oven appear functional.

		45) Exposed wiring due to splices not being contained in junction box. Recommend having a qualified electrician evaluate and install junction boxes with cover plates where needed to contain wiring splices. Photo 34 Open splices should be rejoined with wire nuts and enclosed in junction boxes. This is a safety concern.
		46) There is evidence in the attic of an active roof leak over enclosed porch as previously described . Recommend immediate evaluation by a qualified roofing professional. Photo 33 Water stains in attic on underside of roof decking indicative of prior leaks.   Photo 35 More water stains in the roof decking at the house side of the enclosed porch.
		47) Insulation in attic is substantially less than an R30 rating. Recommend installing additional insulation for better energy efficiency.
		48) No weatherstrip is installed around the attic access hatch. Recommend installing weatherstrip around hatch to prevent heated interior air from entering attic. Photo 36 No insulation or weatherstrip in attic stairs hatch.

49) Chimney flue is sealed and fireplace is not in service.

		50) Wire connections exposed due to missing cover plate(s) over one or more junction boxes. Recommend installing cover plates over boxes where missing.
		51) The garage vehicle door doesn't appear to "auto-reverse". The door should reverse when closing and when it either strikes something or when something passes through a photo sensor at the base of the door. This is a safety hazard, especially for small children. Recommend having a qualified garage door contractor evaluate and repair as necessary.
		52) A portion of the inside perimeter of the garage is excluded from this inspection due to lack of access from stored items.

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