A.T.Martin home inspections

Roof
14) - One or more composition shingles are damaged, deteriorated and/or missing, and should be replaced. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary.
15) - Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

Electric service
16) - The main service panel cover is installed so it is not flush with the surface of the panel box and disconnect devices. Gaps exist, resulting in exposed wiring. The cover is covering one breaker at the bottom . The panel is mounted with wood screws to the 2x4 studs beside service panel. This is a safety hazard due to the risk of shock. A qualified contractor and/or electrician should evaluate and repair so the panel cover fits on the panel box as the manufacturer intended.
17) - One or more screws are missing from the main service panel cover and should be replaced. Because energized 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 do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.

Water heater
18) - Water Heater expansion tank not secured properly, a qualified contractor should repair / replace

Heating and cooling
19) - The outside condensing unit is not level. Damage may occur if it is more than ten degrees off from level. A qualified contractor should evaluate and make repairs as necessary, such as replacing the pad that the condensing unit is installed on.
20) - The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future.
21) - Vegetation such as grass and weeds are too close to the outdoor condensing unit. Standard building practices require that there be at least 12 inches of clearance on all sides and at least four to six feet above. Inadequate clearances around the condensing unit can result in reduced efficiency, increased energy costs and/or damage to equipment. Vegetation should be pruned and/or removed as necessary to maintain these clearances.

Plumbing and laundry
22) - A broken toilet and tub in basement should be evaluated and repaired if necessary by a qualified plumber.
23) - Disconnected or broken sections of drain and/or waste pipes are open in basement. P traps can dry out and gasses can come into house. The client(s) may wish to have a qualified plumber evaluate now and repair if necessary.

Fireplaces, woodstoves and chimneys
25) - The screen at fireplace opening is rusty and will not close, and the damper in fireplace is stuck and cannot be opened or closed. A qualified chimney service contractor should evaluate and make repairs as necessary.

Interior rooms
27) - One or more open ground, three-pronged grounding type receptacles were found in bedroom to right on second floor. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.
28) - One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
29) - Lamp holders or light fixtures with fully or partially exposed bulbs are installed in one or more closets. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.
30) - Seals between double-pane glass in one or more windows appear to have failed based on condensation or stains between the panes of glass. A qualified contractor should evaluate and replace glass where necessary.

The client(s) should be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too.
31) - One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
32) - No deadbolt mechanisms on side entry door. A qualified contractor should evaluate and repair as necessary.
33) - The doorbell button is missing wires are hanging loose beside door on north side of house. It should be repaired or replaced as necessary, and by a qualified contractor if necessary.
34) - Lock mechanisms on one or more windows are missing and/or damaged so that they are inoperable. Repairs should be made by a qualified contractor or service technician so that windows lock and unlock easily.
35) - locksets are damaged front entry door and, the north side entry door Locksets should be replaced as necessary.
36) - Exterior entrance door on north side entry is damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.

Kitchen
40) - One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
41) - The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit:
http://www.google.com/search?q=range+anti+tip+device
42) - The dishwasher drain line is not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The clients should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.

Also, no "air gap" is installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client(s) should consult with a qualified contractor to determine if an air gap should be installed.
43) - faucet leaks by handle(s) or at their base when turned on. A qualified plumber should evaluate and repair as necessary.
44) - Handles and/or drawer pulls are not installed on one or more cabinets, where the drawers and/or doors are difficult to open without them. Recommend installing handles and/or pulls as necessary.

Bathrooms
45) - Master bath electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
46) - In 1/2 bath ground fault circuit interrupter protection devices were defective. Because one GFCI device may in turn provide GFCI protection for other electric receptacles on the same circuit, the inspector was unable to determine if all electric receptacles that serve countertop surfaces within six feet of sinks are protected with a GFCI device. If they are not, a safety hazard due to the risk of shock exists. After repairs are made to the defective GFCI device(s), a qualified electrician should evaluate, determine if all receptacles that serve countertop surfaces within six feet of sinks are protected by GFCI devices, and make repairs if necessary.
47) - One or more toilets appear to be clogged, and/or do not flush adequately. A qualified plumber should evaluate and make repairs or replace toilet(s) as necessary.
48) - master bathroom with a shower does not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
49) - One or more shower heads are missing replace/repair by a qualified plumber.

Basement
50) - Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities.
51) - One or more sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.
52) - Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
53) - Evidence of prior water intrusion was found in one or more sections of the basement. For example, bottom plate, studs and bottom of stairs were still wet. Concrete block in north two corners of basement appeared to be deteriorating from water intrusion. Concrete blocks were damp, also water stains were evident on the foundation and /or floor, and at bases of support posts, etc. A qualified contractor who specializes in water damage should evaluate and repair as necessary. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in the basement include:

54) - One or more basement walls have minor cracks, some are stepped cracks and some are horizontal cracks. Horizontal cracks are a major concern. The pressure of the dirt behind them has bent the wall, and the crack is the hinge point. It appears that 4x4 support post have been installed to support the east and west basement wall. A qualified structural engineer should evaluate and make repairs as necessary.

55) - One or more floor joists have damage/decay. This has damaged the joist(s).There was no presence of wood destroying pests at time of inspection. A qualified contractor should evaluate and repair as necessary.

56) - The basement exterior entrance door casing is damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.

57) - The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. This can also allow water intrusion. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.

Attic
58) - Evidence of "light to moderate" rodent infestation was found in one or more areas. The Center for Disease Control (CDC) defines this as less than 20 feces per square foot. Rodent infestation may be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the United states) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. For example, from sweeping up rodent droppings.

Recommend following guidelines in the CDC's Clean Up, Trap Up, Seal Up article for eradicating rodents, cleaning up their waste and nesting materials, and preventing future infestations. While Hantavirus is believed to survive less than one week in droppings and urine, specific precautions should be taken during clean up. The client(s) may wish to consult with a qualified, licensed pest control operator for eliminating the infestation. A qualified licensed abatement contractor or industrial hygienist could be contacted for clean up. If the infestation was minimal, clean up of rodent waste and nesting materials in non-living spaces (crawl spaces and attics) may not be necessary, or may be performed for aesthetic reasons only (odor and appearance).
59) - No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.