 | Safety | Poses a risk of injury or death |
 | Major defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Minor defect | Correction likely involves only a minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Serviceable | Item or component is in servicable condition |
 | Comment | For your information |
Concern items are sorted by the types listed above.
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3) The outside flood light electric receptacles and/or the box they are installed in are 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.
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4) Stairs with more than two risers are required to have handrails installed. This is a safety hazard. A qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices.
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5) One or more open ground, two and three-pronged electric receptacles were found. Also outside outlets should be GFCI type outlets. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles and if necessary correcting wiring circuits.
Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:
Computer hardware
Refrigerators
Freezers
Air conditioners
Clothes washers
Clothes dryers
Dishwashers
Kitchen food waste disposer
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. Grounded circuits and receptacles should be installed in locations where such appliances will be used.
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6) There's a gap around the exterior sprinkler supply pipe where it penetrates the exterior. Gaps should be sealed as necessary to prevent moisture intrusion , heat lose and entry by vermin.
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7) Soffit boards are damaged or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary. If cosmetics are a major concern the soffit material can easily be replaced or the holes can simply be filled with white caulking and a few white aluminum siding nails can be used to secure the sagging soffit.
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8) One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structures foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
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9) Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. The client(s) may wish to have repairs made so the cracked areas do not widen. It is common with asphalt driveways to develop cracks with age. During the winter as water enters these cracks it freezes and could further deteriorate the driveway. Periodic resealing the driveway could slow down the deterioration of asphalt driveways.
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10) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structures exterior. 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 the structures exterior.
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11) Minor repair to the garage door capping is needed. Simple bending an aluminum nail and some caulking should solve this minor issue.
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12) Trees that overhang the roof area can cause all kinds of problems. They clog gutters. Leave debris on the roof area and in the channels. Branches that can fall off or scrape the roof can cause damage to the shingles. They also provide a conduit or access path for insects and rodents. Trimming or pruning this tree is a cheap and very effective maintainance issue which will prevent a host of future problems.
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13) Window glazing putty at one or more windows is missing and/or deteriorated. Putty should be replaced and/or installed where necessary. For more information on replacing window putty, visit: http://www.oldhouseweb.com/stories/Detailed/12216.shtml
The window area should be kept free from debris. The window should be scraped and painted. The exhaust from the dryer exists this window area. I would prefer to see the dryer vent exit the base of the house just above the sill plate in the basement. Then the window can be properly sealed and a storm window can be installed.
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14) The back yard grading slopes towards the structure in one or more areas. This can result in water accumulating around the structures foundation, or in basements and crawl spaces. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Although the house is 50+ years old and the foundation and basement shows no major cracks or water infiltration we 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. The back yard slope could be aided by installing french drains underground to divert water away from structure if it ever becomes an issue.
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15) Minor cracks were found in one or more sidewalk. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended.
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16) The substructure of the deck/platform is excluded from the inspection due to limited access because of the low height. This platform was built on top of an existing cement platform.. The platform is of limited height and requires no rails. It has been treated with a solid satin stain which generally has a 5- 10 year life span.The finish was in excellent condition. My only concern was where the facia board of the platform was in contact with the soil.. Rot is accelerated when even treated wood is in contact with soil. This is not a structural but a cosmetic issue with this facia board.
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17) Two sections of roof surfaces are sloped towards each other. Debris such as leaves or needles are more likely to accumulate in this area than rest of the roof. Leaks may occur as a result. Recommend monitoring such areas for accumulated debris in the future and cleaning as necessary.
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18) Debris has accumulated in the rear gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structuring exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
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19) Trees are overhanging roof and are within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and 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.
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20) The roof was recently replaced. A total tear off and a 25 year fiberglass architectural tab shingle installed. The owner has the receipt for the work done. Check to see if the warranty is transferable. An ice dam membrane and total ridge vent were installed. This is the recommended procedure. Regardless of its design life every roof is only as good as the waterproof membrane installed underneath it. This is concealed and cannot be examined unless the roof was torn off. Only the installer can guarantee that a roof will not leak and they do. We can not give such guarantees. We will examine every roof, evaluate it, and attempt to give you an informative accurate description of its condition. This roof showed no signs of leakage as examened in the attic and inside sheetrock. The roof did not show any waves or granule deterioration. As stated the roof looked basically new. You can call in a roofing company and inquire about a comprehensive roof coverage or roof certification.
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21) Asphalt or tar sealant has been used on the metal flashing around the chimney. There were no visible leakage from in the attic that I could see around where the chimney is attached to the house. Many contractors apply this tar around the flashing as a protective measure. This is not a standard building practice that I recommend since it can trap moisture between the metal and the sealant.
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22) Safety containment cables are missing for one or more vehicle door springs. This is a safety hazard. Safety containment cables prevent springs from snapping free and causing damage or injury. A qualified contractor should evaluate and make repairs or replace components as necessary. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
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23) There was no ground fault circuit interrupter (GFCI) electric receptacles installed in the garage. The existing outlet should be replaced .This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
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24) No infared "photo eye" devices are installed for the vehicle door's electric door opener. They've been required on all vehicle door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
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25) No hatch is installed over the attic access opening. A one-hour, fire-rated hatch should be installed to slow or prevent the spread of fire from the attached garage to interior living spaces. Typically these hatches are made from 5/8 inch Type X sheetrock.
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26) The single car attached garage has no entrance to the house. The garage door was metal, insulated with an electric door opening device. The door worked as it is intended. The reverse mechanism performed correctly. No cables were installed in the return springs nor were there electric eyes at the base of the door. These items are required today as safety items and may not have been required at the time of installation of this garage door opener. See comments below for further information.The outside right hand jam of the garage door has many cosmetic dents and scratches on the surface.
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27) The rear of the garage are excluded from this inspection due to lack of access from stored items.
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30) The service entrance wire insulation is frayed and/or deteriorated. This type of wire has the grounding cable on the outside of the interior service entrance wires. The service entry cable does not appear to be compromised however the insulation over the grounding strands has deteriorated in one or more areas. A qualified electrician should evaluate and make repairs or replace wires as necessary.
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31) The service entrance wires have one or more loose points of where it is not properly caulked or enclosed in conduit. Water could enter this area of concern and find its way through the meter pan. This is a potential safety hazard. A qualified contractor or electrician should evaluate and make repairs as necessary.
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32) The service mast is wooden and old. A qualified electrician should evaluate and replace the mast or make repairs as necessary.
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33) The electric service to this property appears to be rated at substantially less than 200 amps. Although the 100 amp service is adequate at this time , if you make any significant improvements that require a larger amperage draw I would recommend having this situation upgraded. Refer to the meter pan notes and the SE cable feeding the pan further down. Over time budgeting for an upgraded electric service would be a wise investment. Consulting with a qualified electrician about upgrading to a 200 amp service and its benefits.
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34) The seal for the metal ring securing the electric meter to its base is missing or broken. The utility company installs these seals. Recommend consulting with the property owner(s) about this and/or contacting the utility company to have one reinstalled.
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35) The main service panel cover couldn't be removed due to lack of access from stored items and/or debris. This panel wasn't fully evaluated. See picture above for basement.
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39) Because of the age and/or condition of this furnace we recommend that a qualified heating technician inspect the heat exchanger and perform a Carbon Monoxide test when it's serviced. According to the service tags attached to the unit this furnace has been serviced once a year by Meehan. I tested for carbon monoxide and found no elevated levels. I also tested the efficiency of the combustion gases and found that the unit was within range of older units. I would consider budgeting for a more efficient furnace and hot water supply system in the future. It is prudent to shop for these items during the off season and make an informed decision then if the unit fails during the middle of February on a 20 degree day and you are at the mercy of the only available contractor at that moment. This house has two zones and is a water baseboard system. The circulator pumps are showing significant corrosion and need to be evaluated.
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40) No combustible materials should be found less than six inches from the top and/or sides of the furnace, boiler or hot water heater.. Most manufacturers require at least a six inch clearance to these surfaces. If documentation cannot be found indicating that closer clearances are allowed, then this is a fire hazard. Combustible materials should then be moved, or repairs made by a qualified contractor, as necessary to maintain these clearances.
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41) No combustible materials should be found less than 24 inches from the front of the oil-fueled furnace or boiler. Most manufacturers require at least a 24 inch clearance from the front. If documentation cannot be found indicating that a closer clearance is allowed, then this is a fire hazard. Combustible materials should then be moved, or repairs made by a qualified contractor, as necessary to maintain this clearance.
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42) The house had 4 through the wall a/c units. All units when turned on operated as they were intended. No inordinate noises and all blew considerable cold air. I would recommend removing the filters and washing or replacing them periodically.
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43) The oil tank was a 275 gallon unit, metal and located in the basement. I could not get close enough to evaluate the tank for evidence of rust or corrosion due to the amount of storage materials in front of the unit. Generally storage tanks that are located in the interior are not as susceptible to rust and corrosion. During your pre closing examination would be a good time to have a heating contractor take a quick look.
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49) Some wiring is loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.
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50) Gaps larger than four inches were found in one or more guardrails. This is a safety hazard, especially for small children. A qualified contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.
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51) 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.
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52) Evidence of prior water intrusion was found behind the furnace area of the basement. For example, water stains and/or efflorescence on the foundation or floor, water stains at bases of support posts, etc. 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:
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 the basement, but if water must be controlled after it enters the basement, then typical repairs include installing sump pump(s) or interior perimeter drains.
Even with the negative slope and that most of the basement walls could not be evaluated due to paneling and storage, I did not find a musty damp odor in this basement. Nor did I see ant wet or stained areas on the walls or floors where visible. Again, when the pre closing inspection is performed this would be a good time to further evaluate the basement for leaks.
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58) One or more open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.
Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:
Computer hardware
Refrigerators
Freezers
Air conditioners
Clothes washers
Clothes dryers
Dishwashers
Kitchen food waste disposer
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. Grounded circuits and receptacles should be installed in locations where such appliances will be used.
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59) The light fixture at one or more sets of stairs with living spaces at both ends is controlled by a single switch at one end. This is a safety hazard due to inadequate lighting. The light should be controlled by three-way switches at the top and bottom of the stairs so it can be easily operated on both floors. A qualified electrician should evaluate and make repairs as necessary.
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60) Incandescent light fixtures in one or more closets are too close to shelves and/or storage areas. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot light fixtures, and glass enclosures or lamps may be broken. Standard building practices require incandescent closet light fixtures to have the following clearances: I personally recommend they be removed and a properly enclosed fixture installed. The other issue that is glaring with the closet is how the light fixture receives its power. The original light fixture that was installed in the scuttle opening was converted to a receptacle. Have an electrician evaluate how to properly wire this closet.
12 inches from shelves and spaces above shelves
12 inches above the highest closet pole
A qualified electrician should evaluate and repair as necessary and as per standard building practices.
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61) Three smoke alarms are visible. One at the base of the steps, one in the den and one in the hall by the bedrooms. Standard building practices now require that smoke detectors be installed on every floor and in every bedroom. A qualified electrician should install smoke alarms as per standard building practices (functioning one exists in hallways leading to bedrooms, and in each bedroom, etc.). For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
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62) 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.
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63) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
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64) The whole-house fan performed its intended function. When using a whole house fan make sure that a few windows are opened to allow incoming air. If not you will cause negative air pressure in the house and the air will then be fed via chimney flues etc.
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65) This structure was built prior to 1979 and may 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. The paint found in and around this structure appeared to be intact and may be encapsulated by more recent layers of paint that are not lead-based. Regardless, recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint.
What You Should Know About Lead Based Paint in Your Home: Safety Alert - CPSC Document #5054
CPSC Warns About Hazards of "Do lt Yourself" Removal of Lead Based Paint: Safety Alert - CPSC Document #5055
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66) Minor popping of sheet rock nails were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
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67) All the windows in the house were recently upgraded with vinyl insulated replacement windows. Check with the home owner for transferable warranties.
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