Delmarva Home Inspections & Environmental Testing

Website: http://www.reporthost.com/delmarva
Email: inspector@shorefast.net
Phone: (443) 736-7085
FAX: (443) 736-7186
Inspector: John Nosworthy

 

Home Inspection Report
Client(s): Borton and Nancy Twiford
Property address: 410 Water St.
St. Michael's, MD 21663
Inspection date: Friday, June 20, 2008
This report published on 6/22/2008 10:47:56 PM EDT

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.

Table of Contents
General Information
Grounds
Exterior / Foundation
Roof / Attic
Chimneys
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Kitchen
Bathrooms / Sinks
Interior Rooms / Areas
 
General Information Return to table of contents
Client present for discussion at end of inspection: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Type of building: Single family
Age of building(s): circa 1820's, with a later rearward 2 story addition.
Source for building age: Property owner
Main entrance faces: Approximately East
Occupied: Yes
 
Grounds Return to table of contents
Condition of fences and gates: Required repairs, replacement and/or evaluation (see comments below)
Fence and gate material: Wood
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Gravel
Condition of patio: Appeared serviceable
Porch type: Open
Condition of guardrails: Appeared serviceable
Porch material: Wood

1) Repair/Replace, Maintain - Trees were in contact with the building in one or more areas. Some damage had occurred. A qualified contractor should evaluate and make repairs as necessary. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.

Photo 2  
Squirrel entry point into the dwelling. Recommend consult with your pest treatment provider for latest information on repelling wood eaters. Metal cladding might be beneficial.
Photo 3  
Roof edge metal is impacted.
2) Repair/Replace - Fences were deteriorated in some areas. A qualified person should repair or replace sections as necessary.

Photo 4   		 
3) Comment - I recommend the owner disclose how the placement of this drain helps to prevent ponding on the Southerly side of the dwelling and further limit water entry into the crawlspace from that side.

Photo 7   		 
 
Exterior / Foundation Return to table of contents
Condition of wall covering: Appeared serviceable
Apparent wall structure: Wood frame
Condition of foundation and footings: Appeared serviceable
Foundation type: Unfinished basement with connecting crawlspace.
Foundation material: Original structure appears to be brick piers, that were later infilled.
Footing material: Not determined
Condition of floor substructure: Appeared serviceable
Pier or support post material: Bricks initially. Later support added drystacked block and wood shims under girders.
Beam material: Solid wood
Floor structure: Rough sawn full 2" lumber. 2" x 8" for floor joists on 24" centers was not unusual for this era of construction. Balloon framing of the walls is evidenced.
Crawl space inspection method: Partially traversed. Particularly the Northerly side and middle areas. Clearance was an issued under the kitchen area.
Insulation material underneath floor above: None visible
Ventilation: Substandard, I found one wood frame vent on the Northerly side.
Vapor barrier present: No
Condition of the basement: Dry and clean
4) Repair/Replace, Evaluate - The floor in one particular area adjacent to the stair case has an abrupt slope. This appears inline with the deflection affects of point loading of the door jacks immediately beside. We have been told of a wall being added perpendicular to the staircase, and possibly another hallway wall having been removed, a doorway moved or added, and an uncertain past fireplace location. Access beneath is still somewhat limited. I was able to observe that the original brick piers beneath this floor area look rough, but have mortar intact and don't appear compressed, or overly degraded. I don't see signs of compression in either the wood joists above or girder nearby. I don't see the abrupt drop underneath that I see looking at the first floor from above. I could not get close to the joists under the stairs. A part of the answer could be that the point load drop at the doorway is mostly absorbed in the flooring and subfloor planking. As it may not line up with the 24" joist centers. This floor movement may be stagnant and no longer moving, or not. Increased access and a better understanding of the shape of the problem would be required before a proper remedy could be proposed. A qualified contractor should evaluate and make repairs as necessary.

Photo 48  
Photo 49  
See photo 64 below.

Photo 58  
Typical of the foundation is this Northwest corner with 6" sill beam resting on top.
Photo 59  
These mid-span drystack piers were added at some time after the original construction. As they are not resting on permanent footings they are susceptible to shifting. This one was not really supporting any load.

Photo 61  
Suspected insect frass from wood damaging insects would not be unusual for a structure of 180+ years. Recommend closer evaluation by pest control services to rule out any current activity and map the old damage.
Photo 62  
Believed to be the piers closest to the "sunken" floor area upstairs.

Photo 64  
This is the failed connection at the rim joist on the North side of the porch where the flooring is dropped. See photo 49 above.
Photo 66  
Evidence of wood damaging insect activity on this girder is located near an inaccessible portion of the crawl area.
5) Repair/Replace, Evaluate - Soil was in contact with or too close to wooden beams. This is a conducive condition for wood destroying insects and organisms. Standard building practices require the following clearances to soil below:

  • 12 inches between beams and the soil below
  • 18 inches between joists and the soil below
  • 6 inches between support post bases and the soil below
  • Not in contact with any wood

    Efforts should be made, such as grading and/or removing soil, to maintain these clearances. If this is not practical, then installing borate based Impel rods may help to prevent infestation and damage. For more information, visit:
    http://www.ewoodcare.com/products/borates_preserve/impel_rods.html

    Photo 60  
    Appears to be broken up mud tubes from insect activity. The rubble on the right may be the remnants of the base of a brick fireplace, or perhaps just soil contacting wood.
    		  
    6) Repair/Replace - Gaps existed at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

    Photo 10       		 
    7) Repair/Replace - Some crawl space vents were blocked by debris. This restricts ventilation in the crawl space and may result in increased levels of moisture inside. Materials or items blocking vents should be removed as necessary.

    Photo 63  
    I believe this to be the water service entry, in the vacinity of the foundation vent on the North side of the dwelling.
    		  
    8) Repair/Replace - The exterior of the window sashes, window frames, and window sills are showing peeling paint conditions. They have not been painted recently on the exterior and are in need of attention. Recommend either refurbishing or replacing with new units.

    Photo 12  
    Utility room window sashes don't readily want to close in the center.
    Photo 16  

    Photo 19  
    Generally all window exteriors reveal peeling paint conditions.
    		  
    9) Repair/Maintain - Soil was in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and 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 8  
    Photo 9  
    10) Repair/Maintain - The underside of the porch floor overhang remains unpainted, and in close proximity to the ground. To protect and preserve this wood from repeated moisture exposure will prolong its life. Recommend sealing with a primer

    Photo 5       		 
    11) Comment - Many foundation and/or footings sections were obscured by being below grade and couldn't be fully evaluated.
    12) Comment - Some sections of the floor substructure were not fully evaluated due lack of access from limited height, ducts or pipes.
    13) Comment - Some crawl space sections were not evaluated due to lack of access from the following conditions: height under 18 inches, ducts or pipes blocking.

    Photo 65       		 
    14) Comment - No insulation was installed under the floor in the crawl space area, and no vapor barrier is installed on the ground. In a dwelling of this age built closer to the ground, I don't recommend either. First reason, I believe that any foundation water entry would likely lay on top of and become trapped in the plastic folds, creating a pond, and inviting moldy conditions. The sandy soil allows for rapid downward filtering of water, likely migrating eventually to the sump pump, and evacuated outdoors. Second reason, the wood foundation components are all high and dry at present. Fiberglass insulation can become saturated with ambient humidity condensing out of the air and trap moisture next to the wood frame, creating conditions suitable for mold growth. I found no sign of mold growth past or present. The soil was powdery dry.
     
    Roof / Attic Return to table of contents
    Condition of roof structure: Appeared serviceable
    Roof type: Gable
    Age of roof surface(s): unknown
    Roof inspection method: Traversed the front porch roof and viewed the rear roof from eave edge via ladder.
    Condition of metal roof surface materials: Appeared serviceable
    Condition of gutters, downspouts and extensions: Appeared serviceable
    Gutter and downspout material: Metal
    Gutter and downspout installation: Full
    Condition of attic: Appeared serviceable
    Roof structure type: Rafters
    Ceiling insulation material: Mineral wool loose fill
    Ceiling insulation depth: varies widely from none to some.
    Roof ventilation: None visible
    15) Repair/Replace, Evaluate - Water has collected in this gutter from a clogged downspout located around the corner on the North side. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

    Photo 22       		 
    16) Repair/Replace, Evaluate - Some downspouts were leaking. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair as necessary.
    17) Repair/Replace, Evaluate - Extensions such as splashblocks or drain pipes from a downspout on the Southerly side were mis-aligned. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair, replace or install as necessary
    18) Repair/Replace, Evaluate - The termination of this valley need closer evaluation. As viewed from the ground there has been a problem at this location in the past. Repairs are visible, and other corrective action may be required at this time.

    Photo 24       		 
    19) Maintain - One or more sections of metal roofing had a failing paint finish. For example, peeling and/or missing paint. A qualified contractor should repaint metal panels where necessary.

    Photo 23       		 
    20) Comment - The roof of the detached living space indicates a gap that may enable wind or rain to penetrate. Recommend further investigating to determine the length of the overlap. Sufficient overlap would likely preclude any damage from actual wind driven water entry. These panels are not likely to ever lay flat on their own, and they may not need to.

    Photo 67       		 
     
    Chimneys Return to table of contents
    Condition of chimneys: Required repair, replacement and/or evaluation (see comments below)
    Chimney type: Masonry
    21) Safety, Major Defect, Repair/Replace, Evaluate - One or more oil-fueled appliances used the masonry chimney at location #C for a flue, and no stainless steel or "cast-in-place" liner was installed. These types of liners ensure a correct draft, and prevent damage to the masonry flue from corrosive exhaust deposits and moisture in the exhaust gases. Recommend you get quote from a qualified chimney service contractor to evaluate and install a metal liner as necessary. For more information, visit:
    http://www.csia.org/homeowners/relineoil.html
    http://www.csia.org/homeowners/liners.htm
    22) Repair/Replace, Evaluate - The chimney on Side #C (rear), indicates movement. Chimney(s) may need bracing, or in some extreme cases, removal. A qualified contractor should evaluate and repair or replace as necessary.

    Photo 14  
    Photo 15  
    23) Repair/Replace, Evaluate - The masonry chimney crown at location #C was deteriorated. The crown is meant to keep water off of the chimney structure. The chimney can be damaged by wet masonry going through freeze-thaw cycles. A properly constructed chimney crown should:

    A qualified chimney service contractor or mason should evaluate and repair or replace the crown as necessary.

    Photo 21  
    Photo 25  
     
    Electric Return to table of contents
    Electric service condition: Operates as intended.
    Service voltage (volts): 120/240
    Service amperage (amps): 200
    Primary service overload protection type: Circuit breakers
    Service entrance conductor material: Aluminum
    Main disconnect rating (amps): 200
    System ground: Unable to visually confirm the actual physical connection to a ground rod
    Condition of main service panel: Appeared serviceable
    Location of main service panel #A: Basement
    Circuit breakers that were in the "off" position: All were in the "on" position when I arrived.
    Branch circuit wiring type: Nonmetallic sheathed, Knob and tube
    Condition of branch circuit wiring: Serviceable. Old wiring is present and in operation.
    Solid strand aluminum branch circuit wiring present: None visible
    Smoke detectors present: Yes
    24) Safety, Repair/Replace, Evaluate - Neutral wires were doubled or bundled together on the neutral bus bar in panel #A. This is unsafe due to the need to turn off multiple circuit breakers to work on any of the circuits using these wires. A qualified electrician should evaluate and repair as necessary.

    Photo 27  
    Two instances of bundled neutrals are lighlighted inside the blue circle.
    		  
    25) Safety, Repair/Replace, Evaluate - One or more clamps that secure the electric service's grounding electrode conductor(s) to a grounding pipe were loose. Grounding may be substandard as a result and may be a safety hazard for shock. A qualified electrician should evaluate and repair as necessary.

    Photo 11  
    Hose bibb on the Southerly side of the house.
    Photo 13  
    This is believed to be the main panel ground rod. It is currently surrounded by mortar.
    26) Safety, Repair/Replace, Evaluate - Non-metallic sheathed wiring was 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.

    Photo 26  
    Photo 29  
    27) Safety, Repair/Replace, Evaluate - This property had "knob and tube" wiring, which was commonly installed prior to 1950. It is ungrounded, and considered unsafe by today's standards. Over time, the wire's insulation may 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.

    Some energized knob and tube wiring was found during the inspection. 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 vs. abandoned. A qualified electrician should evaluate this wiring and make repairs or replace wiring as necessary.

    Photo 46  
    Attic level storage area closest to the street front.
    Photo 47  
    Removal of this abandoned old wiring would allow insulation to be selectively installed in areas away from the dated wiring.
    28) Safety, Repair/Replace, Evaluate - One or more electric receptacles and/or the boxes they are installed in were loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.

    Photo 6  
    Corner of the house to the left of the front entry.
    Photo 38  
    With the receptacle box not being secured, the wire has managed to lay directly on the radiator pipe. If this continues past air conditioning season and into heating season, a possible insulation melt down could occur. This is a fire hazard
    29) Safety, Repair/Replace, Evaluate - Few electric receptacles and two-pronged receptacles rather than three-pronged, grounded receptacles were installed in some areas. This can result in "octopus" wiring with extension cords. Two-prong receptacles are considered unsafe by today's standards, and limit the ability to use appliances that require a ground in these rooms. This is a safety hazard for both fire and shock. 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 additional receptacles and grounded receptacles as per the client's needs and standard building practices.

    Photo 17  
    This infrared image is of the pile of extension cord in the corner of the front bedroom. The cord is at least 50 feet or more in length. It is hottest at the arrow where the A/C plug joins the cord. Recommend a proper size cord of a more appropriate length, until such time as a dedicated circuit is available.
    Photo 44  
    One of multiple instances where grounded appliances are adapted back down to ungrounded plugs.
    30) Safety, Repair/Replace, Evaluate - One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen, bathroom(s), exterior, basement. 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 32  
    One of three grounded receptacles in the kitchen area.
    Photo 39  
    This is the only GFCI outlet I discovered In the house. It is located in the downstairs bathroom. It performed properly when tested.

    Photo 56  
    All these three prong plugs in the basement, a wet location, are adapted back down to ungrounded receptacles.
    		  
    31) Safety, Repair/Replace, Evaluate - Some light fixtures were loose. A qualified person should evaluate and repair or replace as necessary.

    Photo 20       		 
    32) Safety, Repair/Replace, Evaluate - One or more outdoor electric receptacles appeared 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 outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

    Photo 50  
    This three prong plug indicates it is not even grounded.
    		  
    33) Repair/Replace, Evaluate - The legend for overcurrent protection devices (breakers or fuses) in panel #A was substandard. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.

    Photo 28       		 
    34) Comment - Some electric receptacles were not evaluated because of furniture, stored items.
    35) Comment - All smoke detectors were not tested due to the following conditions: may be integrated with a visible security system.
    36) Comment - Suggest removal of the abandoned switch/wiring that is visible as you ascend the attic staircase
    37) - These two receptacles located in the kitchen area are among the few grounded receptacles in the house.

    Photo 30  
    Photo 31  
     
    Plumbing / Fuel Systems Return to table of contents
    Condition of service and main line: Appeared serviceable
    Location of main water meter: Northeast lot corner near sidewalk.
    Location of main water shut-off: In-line valve in basement
    Water service: Public
    Water pressure (psi): 55 psi at hose bibb
    Service pipe material: Galvanized steel
    Condition of supply lines: Appeared serviceable
    Supply pipe material: Galvanized steel
    Condition of waste lines: Appeared serviceable
    Waste pipe material: Cast iron
    Condition of fuel system: Appeared serviceable
    Location of main fuel shut: In-line fuel oil shut off, and in-line shut off for propane at the water heater appliance.
    Visible fuel storage systems: oil tank vent and fill pipe near rear entrance, and <100 lbs horizontal LP tank
    38) Safety, Minor Defect - One or more outside faucets were missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the building. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

    Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079
    39) Repair/Replace, Evaluate - Copper and galvanized steel water supply pipes were joined together at one or more locations, and the dissimilar metals were in contact with each other. No corrosion was visible at these junctions. Standard building practices require that dielectric fittings be installed at these junctions to prevent corrosion. A qualified plumber should evaluate and repair as necessary.

    Photo 33  
    Two shut-off valves for the kitchen sink are located in the wall.
    		  
    40) Comment - There are two sump pumps installed in the basement. One as backup to the other. Recommend the property owner disclose how often the sump pump operates and for how long at different times of the year. Also, the buyer should be aware that the service life of most sump pumps is between five and seven years, and that both of these have been replaced recently.

    Photo 18  
    Photo 52  
    Functioned when operated by float

    Photo 53  
    Functioned when operated by float
    		  
     
    Water Heater Return to table of contents
    Condition of water heater: Appeared serviceable
    Type: Tank
    Estimated age: a few years old
    Energy source: Propane
    Capacity (in gallons): 40
    Manufacturer: Rheem
    Model: 21VP40E-1P
    Location of water heater: Basement
    Water temperature (degrees Fahrenheit): 121 degrees
    Condition of burners: Appeared serviceable
    41) Safety, Repair/Replace, Evaluate - Flue pipe sections or connections were loose. This is a safety hazard due to the risk of carbon monoxide poisoning. A qualified contractor should evaluate and repair as necessary.

    Photo 54       		 
    42) Safety, Repair/Replace - 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. For example, extending to 6 inches from the floor, or routed so as to drain outside.

    Photo 55       		 
    43) Comment - The water shut off for the dwelling is next to the water heater location.

    Photo 57       		 
     
    Heating Return to table of contents
    Condition of heating system: Appeared serviceable
    Location of heating system: Basement
    Heating type: Hot water
    Fuel type: Oil
    Approximate BTUs: 120 mbtu
    Manufacturer: Buderus
    Last service date: owner can provide
    Model: G115/5
    Condition of burners: Appeared serviceable
    Condition of venting system: Appeared serviceable
    Condition of distribution system:
    Distribution system: Pipes and radiators
    Condition of controls:
     
    Kitchen Return to table of contents
    Condition of counters: Appeared serviceable
    Condition of cabinets: Appeared serviceable
    Condition of sinks and related plumbing: Appeared serviceable
    Condition of garbage disposal: Appeared serviceable
    Condition of dishwasher: Appeared serviceable
    Condition of range, cooktop: Appeared serviceable
    Range, cooktop type: Electric
    Condition of refrigerator: Appeared serviceable
    Condition of built: Appeared serviceable
    44) Safety, Repair/Replace, Evaluate - Substandard wiring was found for the garbage disposal including unprotected wiring, loose wiring. This is a potential safety hazard for shock. A qualified contractor should evaluate and repair as necessary.

    Photo 34       		 
    45) Comment - One or more light bulbs were missing in the range hood light fixture. The inspector was unable to determine if the light fixture is fully operable.
     
    Bathrooms / 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: Downstairs
    Location #B: Upstairs
    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 ventilation systems: Required repair, replacement and/or evaluation (see comments below)
    46) Repair/Replace - The bathroom with a shower at location #A, #B 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. Notice the paint on the ceiling of the downstairs bathroom is beginning to curl. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
     
    Interior Rooms / Areas Return to table of contents
    Exterior door material: Wood
    Condition of exterior entry doors: Appeared serviceable
    Condition of interior doors: Appeared serviceable
    Type of windows: Wood, Single pane
    Condition of windows: Appeared serviceable
    Wall type or covering: Plaster
    Condition of walls: Appeared serviceable
    Ceiling type or covering: Plaster
    Condition of ceilings:
    Flooring type or covering: Wood
    Condition of flooring: Appeared serviceable
    47) Safety, Repair/Replace, Comment - This structure was built prior to 1979 and does contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. One area of the paint found in this dwelling was peeling and is considered a "friction" surface. I tested it with a Niton XRF analyzer and did confirm several Positive readings exceed the Maryland Standard of 0.7 ug/cm2. The readings averaged around 2 ug/cm2, which relatively speaking is not very high. Also, the depth index suggest this is moderately buried paint. Meaning it is like absorbed into the gain more than sitting on the surface. As an accredited Lead paint Risk Assessor I can tell you that the concern is not for the fact that the paint is there, but that it is in less than intact condition and gets walked on. You don't have to abate it by removing it to reduce the risk. You need only stabalize the condition of the paint,or cover it with other materials. If you do choose to remove it, it should only be done by trained personnel, so as not to create a larger "dust" hazard from sanding. Use of HEPA vaccum is mandatory. Also recommend following resouces:
    http://www.mde.state.md.us/lead


    Photo 41       		 
    48) Repair/Replace, Evaluate - Some interior doors were difficult to open or close. A qualified person should evaluate and repair as necessary.

    Photo 35  
    Further investigation is need to find out what has changed as to make this door no longer want to close.
    Photo 43  
    Upstairs front bedroom closet door won't close. This door is approximately over top of the first floor door point load location, and in the middle of the same wall with the long plaster crack, in photo #42.
    49) Repair/Replace, Evaluate - Some windows that were built to open were difficult to open and close. A qualified person should evaluate and repair as necessary.

    Photo 36  
    Some window sashes though closed reveal gaps at their edges.
    		  
    50) Repair/Replace, Evaluate - Its the position and length of this crack in the upstairs bedroom wall that I find significant. I believe this is a result of the settlement situation on the first floor. A qualified contractor should evaluate and repair as necessary.

    Photo 42       		 
    51) Repair/Replace - Thresholds at one or more exterior doors are damaged. A qualified person should repair, replace or install as necessary.

    Photo 51  
    Front door location
    		  
    52) Repair/Replace - Lock mechanisms on some windows were missing. A qualified person should repair as necessary.

    Photo 40  
    Some first floor windows are lacking locks.
    		  
    53) Monitor - Wall areas beneath window air conditioners were checked with a moisture meter. In one area there was a slightly elevated reading and the unit was not running. In another location where peeling wallpaper is visible, the A/C was running and a high level of moisture was detected. The source of the moisture may be the A/C units or weather making it way past the A/C from outdoors.

    Photo 37  
    Dining room A/C
    Photo 45  
    Bedroom A/C wall location
     
    Maryland Home Inspector #30531 MHIC License #29045 MDE License #6602