Brown Home Inspections


409 Mamie 
Hattiesburg, MS 
49401
Inspector: Jason Brown

Property Inspection Report
Client(s):  Adam OMalley
Property address:  217 S 20th
Hattiesburg, MS
Inspection date:  Tuesday, May 28, 2013

This report published on Tuesday, May 28, 2013 5:19:57 PM CDT

View report summary

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

 
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:
SafetyPoses a risk of injury or death 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
CommentFor 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 / Foundation
Roof / Attic
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Private Well
Wood Destroying Organism Findings
 
General Information Return to table of contents
Time started: 1:00 PM
Time finished: 2:00 PM
Inspector: Jason Brown
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions: Partly cloudy
Temperature: Hot
Ground condition: Damp
Inspection fee: 200.00
Buildings inspected: Single Family Home and Detached Apartment
Age of building(s): 60+ years
Source for building age: Inspector's estimate
Front of building faces: East
Occupied: NoApt occupied
1) Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov

2) The natural gas service was turned off. As a result, some appliances such as water heater(s), forced air furnace(s), gas fireplace(s), stove(s), range(s) and/or gas supply lines weren't fully evaluated. The inspector was unable to test for gas leaks.
 
Grounds Return to table of contents
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Fence and gate material: Wire
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete, Wood
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Appeared serviceable
3) One or more large trees on the property may be likely to fall on the building, and are a potential safety hazard. Recommend consulting with a qualified arborist to determine if tree(s) need to be removed and/or pruned.

Photo 10  

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4) One or more guardrails were missing. This is a safety hazard. Standard building practices require that they:
  • Be installed where walking surfaces are more than 30 inches above the surrounding grade
  • Be securely and permanently attached
  • Be at least 36 inches in height
  • Not be climbable by children
  • Not have gaps or voids that allow passage of a sphere equal to or greater than four inches in diameter

    A qualified contractor should evaluate and repair, replace or install guardrails as necessary, and as per standard building practices.

    Photo 11  
     

    5) Fences were damaged or deteriorated in some areas. A qualified person should repair or replace sections as necessary.
    6) The perimeter grading sloped towards the building in one or more areas. This can result in water accumulating around the building foundation. Water is penetrating the apartment at this location. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.
    7) Vegetation such as trees, shrubs and/or vines was in contact with or less than one foot from building exteriors. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and building exteriors.

    Photo 14  
     

    8) Wooden deck, porch and/or balcony surfaces should be cleaned and sealed by a qualified person.
    9) Minor cracks, settlement, heaving and/or deterioration were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
     
    Exterior / Foundation Return to table of contents
    Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
    Condition of wall covering: Required repairs, replacement and/or evaluation (see comments below)
    Apparent wall structure: Wood frame
    Wall covering: Wood, Cement fiber
    Condition of foundation and footings: Appeared serviceable
    Foundation type: Crawlspace
    Foundation material: Brick
    Footing material: Not determined
    Condition of floor substructure: Appeared serviceable
    Pier or support post material: Masonry
    Beam material: Solid wood
    Floor structure: Solid wood joists
    Condition of crawl space: Appeared serviceable
    Crawl space inspection method: Traversed
    Insulation material underneath floor above: Fiberglass roll or batt, None visible
    Ventilation: Appears serviceable
    Vapor barrier present: No
    10) Evidence of prior water intrusion 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. The client should 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, a qualified contractor who specializes in drainage issues should 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.

    Photo 19  

    Photo 65  

    11) Many sections of siding and/or trim were damaged. A qualified person should evaluate and repair, replace or install siding or trim as necessary.
    12) Rot or water damage was found at one or more sections of siding, trim, window sills, soffits, fascia. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

    Photo 1  

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    apartment

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    apartment

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    Photo 8  

    Photo 12  
     

    13) 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 into the building from the soil. A qualified person should install a vapor barrier as per standard building practices.
    14) The floor insulation in all areas of the crawl space was fallen down. This may result in increased heating or cooling costs due to decreased energy efficiency. A qualified person should repair, replace or install insulation as necessary. For more information, visit:
    http://www.eere.energy.gov/consumer/tips/insulation.html

    Photo 18  
     

    15) Soil was in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.

    Photo 2  

    Photo 15  

    16) The exterior finish over the entire structure was failing. A qualified painting contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain the entire structure as per standard building practices.

    Photo 9  

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    Roof / Attic Return to table of contents
    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; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
    Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
    Roof type: Hipped, Flat or low slope
    Age of roof surface(s): 10+ years
    Source for building age: Inspector's estimate
    Roof inspection method: Traversed
    Condition of shingle and/or shake roof surface materials: Required repair, replacement and/or evaluation (see comments below)
    Roof surface material: Asphalt or fiberglass composition shingles
    Condition of attic: Appeared serviceable
    Attic inspection method: Traversed
    Roof structure type: Rafters
    Ceiling structure: Ceiling beams
    Ceiling insulation material: Cellulose loose fill
    Ceiling insulation depth: 3 inches
    Ceiling insulation rating: 10
    Roof ventilation: Appears serviceable
    17) Some composition shingles were damaged or deteriorated. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary. Location: Apartment and main structure

    Photo 4  

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    18) Standing water was found on the flat roof. It should evaporate within 48 hours after it rains. If standing water remains after 48 hours, then the roof installation is likely substandard. A qualified roofing contractor should evaluate and repair if necessary to prevent prolonged standing water.

    Photo 24  

    Photo 44  
    Active leak at rear of main house

    Photo 62  
    active leak at apartment
     

    19) Roof repairs were needed in many sections of the flat or low slope roof due to the following conditions: blistering, alligatoring. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

    Photo 25  
     

    20) The ceiling insulation's R rating was significantly less than what's recommended for this area. Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency. For more information, visit:
    http://www.eere.energy.gov/consumer/tips/insulation.html

    Photo 29  
     

    21) Stains were visible on the roof structure in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner about past leaks. The client should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified contractor should evaluate and repair as necessary. Active leaks are present in both structures.

    Photo 30  
     

    22) Debris such as leaves, needles, seeds, etc. had accumulated on the roof. This is a conducive condition for wood destroying organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.

    Photo 22  
     

    23) Trees were overhanging roof and were within 10 feet of roof vertically. This is a conducive condition for wood destroying organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.

    Photo 27  
     

    24) Some sections of the roll composition roof surface appeared to be near the end of their service life and will likely need replacing in the near future, even with repairs. The client should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate and attempt to issue a "5 year roof certificate".
     
    Electric Return to table of contents
    Limitations: The following items are not included in this inspection: generator systems, 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, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
    Electric service condition: Appeared serviceable
    Primary service type: Overhead
    Service voltage (volts): 120
    Service amperage (amps): 60
    Primary service overload protection type: Circuit breakers
    Condition of main service panel: Appeared serviceable
    Condition of sub: Appeared serviceable
    Branch circuit wiring type: Non-metallic sheathed
    Condition of branch circuit wiring: Serviceable
    25) Replace cover plates and damaged outlets.

    Photo 46  

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    26) Substandard wiring was found in the attic, crawl space. For example, exposed splices. This is a safety hazard. A qualified electrician should evaluate and repair as necessary and as per standard building practices.

    Photo 28  

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    27) Two-pronged electric receptacles rather than three-pronged, grounded receptacles were installed in one or more areas. They are considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include:
  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Clothes dryers
  • Dishwashers
  • Kitchen food waste disposers
  • Information technology equipment
  • Sump pumps
  • Electrical aquarium equipment
  • Hand-held motor-operated tools
  • Stationary and fixed motor-operated tools
  • Light industrial motor-operated tools
  • Hedge clippers
  • Lawn mowers

    This list is not exhaustive. A qualified electrician should evaluate and install grounded receptacles as per the client's needs and standard building practices.

    Photo 36  
     

    28) One or more electric receptacles at the kitchen, bathroom(s) had no visible ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
    http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf

    Photo 39  
     

    29) Some light fixtures were damaged, deteriorated. A qualified person should evaluate and repair or replace as necessary.

    Photo 13  

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    30) Based on the age of this structure and the appearance of existing (or non existing) smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:
    http://www.google.com/search?q=old+smoke+alarms
     
    Plumbing / Fuel Systems Return to table of contents
    Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler 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 determining the existence or condition of underground or above-ground fuel tanks.
    31) One or more leaks were found in drain, waste pipes. A qualified plumber should evaluate and repair as necessary.

    Under front and middle bathrooms.

    Repair any damaged sub floor as a result of these leaks.

    Photo 64  

    Photo 66  
    Repair damaged subfloor at this location at front bathroom

    32) Insulation on one or more water supply pipes in the crawl space was missing. A qualified person should replace or install insulation as per standard building practices for better energy efficiency and to prevent water pipes from freezing.

    Photo 17  
     
     
    Water Heater Return to table of contents
    Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.
    Condition of water heater: Required repair, replacement and/or evaluation (see comments below)
    Type: Tank
    Energy source: Natural gas
    Capacity (in gallons): 40
    Manufacturer: Rheem
    Condition of burners: Required repair, replacement and/or evaluation (see comments below)
    Condition of venting system: Required repair, replacement and/or evaluation (see comments below)
    33) Flue pipe sections or connections were missing. This is a safety hazard due to the risk of carbon monoxide poisoning. A qualified contractor should evaluate and repair as necessary.

    Photo 33  
     

    34) Based on the location of the water heater and the visible venting, the water heater had a substandard source of combustion and/or dilution air. All gas appliances require adequate air (approximately one square inch per 1000 BTU) for combustion, dilution and ventilation. This is a potential safety hazard, and may result in combustion fumes entering living spaces. A qualified contractor should evaluate and repair as necessary, and as per standard building practices
    35) No drain line was installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices.

    Photo 32  
     

    36) The outer flame shield for the water heater combustion chamber was missing. This is a potential fire hazard. A qualified person should repair or replace as necessary.
    37) Based on the age and condition of this unit, it is passed its normal service life and will likely need replacement.

    Photo 38  
     

    38) One or more areas of rust, soot, deterioration were found at the burner chamber. A qualified contractor should evaluate and repair as necessary.

    Photo 35  
     

    39) A water heater was installed over finished living spaces and had no catch pan and drain installed. Recommend having a qualified contractor install a catch pan and drain to prevent water damage to finished interior spaces below if/when the water heater develops a leak or is drained.

    Photo 34  
     

    40) This water heater was not fully evaluated because the gas supply was off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the appliance is operable. Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate shut-off valves, pilot lights or overcurrent protection devices, or any controls other than "normal controls".
     
    Heating Return to table of contents
    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 system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
    41) Space heaters are considered unsafe by todays standards. All space heaters should be shut down and disconnected. Install a central heating system.

    Photo 47  
     

    42) The furnace heating system was not fully evaluated because the gas supply was off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate shut-off valves, pilot lights or overcurrent protection devices, or any controls other than "normal controls".

    These floor heaters are not considered efficient by current standards. The client should install a central HVAC system.
     
    Cooling / Heat Pump Return to table of contents
    Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling 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 cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
    43) This house is cooled via window units. Some of these units were not functional. Window units are not an efficient way to cool a house. The condensation from these units can also damage the walls/windows they are installed at. The client should consider installing a central heating and cooling system.

    Photo 45  

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    Kitchen Return to table of contents
    Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; 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 such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
    Condition of counters: Appeared serviceable
    Condition of cabinets: Appeared serviceable
    Condition of sinks and related plumbing: Not determined
    Condition of range, cooktop: Not determined
    44) Leaking or dripping was found at the kitchen sink supply valves. A qualified plumber should evaluate and repair as necessary.

    Photo 37  
     

    45) The cooktop exhaust fan was inoperable. A qualified person should evaluate and repair or replace as necessary.

    Photo 40  
     

    46) The light in the exhaust hood was inoperable. Recommend replacing light bulb(s) or having repairs made by a qualified person if necessary.
     
    Bathrooms / Laundry / Sinks Return to table of contents
    Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, 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: Master
    Location #B: Middle
    Location #C: Guest
    Location #D: Apt
    Condition of counters: Appeared serviceable
    Condition of cabinets: Appeared serviceable
    Condition of sinks and related plumbing: Appeared serviceable
    Condition of toilets: Appeared serviceable
    Condition of bathtubs and related plumbing: Appeared serviceable
    Condition of shower(s) and related plumbing: Appeared serviceable
    Condition of laundry facilities: Appeared serviceable
    47) The apartment shower is completely cracked at the tile and is allowing water to enter the subfloor and interior of the structure. Significant damage has been done to the subfloor and interior as a result. The bathroom and structure will need substantial and complete repairs.

    Photo 59  

    Photo 61  

    48) One or more leaks were found at water supply lines for the sink at location #C. A qualified plumber should evaluate and repair as necessary.

    no active leak was visible. The wall behind the toilet was wet.

    Photo 53  

    Photo 54  
    Evaluate, test, and remediate biological staining

    49) The toilet at location #A would not flush properly. A qualified plumber should evaluate and make repairs or replace toilet(s) as necessary.

    Photo 41  
     

    50) The shower diverter valve at location #A was inoperable. A qualified plumber should evaluate and repair or replace as necessary.
    51) The sink drain stopper mechanism at location #A, B, C, D was missing. A qualified person should repair or replace as necessary. Some sinks were spraying at the spouts.

    Photo 49  
     

    52) One or more water supply valve handles for the sink at location #B were missing. A qualified person should repair or replace as necessary.

    Photo 50  
     

    53) The bathroom with a shower at location #A, B, C, D didn't 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.
    54) Repair leaking faucets at showers.

    Photo 48  
     

    55) Caulk around tubs and walls in the bathroom as needed.

    Photo 42  
     
     
    Interior Rooms / Areas Return to table of contents
    Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies 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 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 of odors is not within the scope of this inspection.
    Exterior door material: Wood, Glass
    Condition of exterior entry doors: Appeared serviceable
    Condition of interior doors: Appeared serviceable
    Type of windows: Wood
    Condition of windows: Appeared serviceable
    Wall type or covering: Drywall
    Condition of walls: Appeared serviceable
    Ceiling type or covering: Drywall, Tiles
    Condition of ceilings: Required repairs, replacement and/or evaluation (see comments below)
    Flooring type or covering: Carpet, Vinyl, Wood, Tile
    56) The apartment should be tested for air quality and remediated. All carpet should be removed.
    57) The entire north wall at the apartment is wet and rotting. The sub floor of the apartment is also damaged from long term plumbing leaks and soil in contact with wood. The roof and related structural members have been damaged by long term leaking. This structure is not sound and will likely need extensive repairs to walls and sub flooring system. Further evaluation by a licensed contractor is recommended.

    Photo 2  

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    Photo 62  
    active leak at apartment
     

    58) One or more exterior doors were difficult to open or close. A qualified person should evaluate and repair as necessary. Wood deck side entry door.
    59) interior doors were sticking, were misaligned. A qualified person should evaluate and repair as necessary.

    Photo 56  
     

    60) Stains and elevated levels of moisture were found in one or more ceiling areas. The stain(s) appear to be due to roof leaks. A qualified contractor should evaluate and repair as necessary.

    Photo 44  
    Active leak at rear of main house

    Photo 60  

    Photo 62  
    active leak at apartment

    Photo 67  

    61) Some exterior door hardware, including locksets were missing. A qualified person should repair or replace as necessary.

    Apt

    Photo 58  
     

    62) Minor cracks and/or holes were found in walls in one or more areas. Evaluate and monitor these areas for possible foundation settlement and repair as needed.

    Photo 55  
     

    63) windows used single-pane glass. Single-pane windows are one of the largest sources of heat loss in winter and heat gain in the summer due to their low insulating ability and high air leakage rates. They're estimated to be responsible for 25 to 50 percent of the energy used to heat and cool homes. The client should consider replacing single-pane windows with new, multi-pane windows.
     
    Private Well Return to table of contents
    Limitations: The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible components are evaluated. The client should have qualified lab test the well water for bacterial contaminants. A qualified well specialist should evaluate the well and perform a yield test.
     
    Wood Destroying Organism Findings Return to table of contents
    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 five 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, reinfest or become active at anytime. No warranty is provided as part of this inspection.
    64) Evidence of wood destroying insects was found at the green house connected to the main house.

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    Please contact Jason Brown if you have any questions regarding this report.