| Home Inspection Report by Gainey Home Services Inc. | |
| Client(s): | Sample over 50yrs old |
| Property address: | Indiana |
| Inspection date: | 1/22/2011 |
This report is the exclusive property of this Gainey Home Inspections and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
 | Safety Concern | Immediate Safety Concern. Poses a risk of serious injury or worse if not corrected. |
 | Major Defect | Correction likely involves a significant expense by a specialist. Estimate of repair estimated to be over $500. |
 | Livability Concern | Repair or replacement is needed. This may affect livability unless corrected soon and may require repair by a specialist. |
 | Maintain/Repair | Maintenance will be needed. This is considered normal aging and can be added to the "Honey Do List". |
 | Moisture Control | Water is a destructive force that should be controlled. Improvement is needed to accomplish this. |
 | Maintain | Recommend ongoing maintenance. Preventative maintenance can reduce costly repairs in the future. |
 | Evaluate | A closer look is needed to determine extent of hidden damage or status of condition. Recommend evaluation by a specialist qualified with specialized training. Always get 2-3 estimates. |
 | Monitor | Periodic checks and repairs are recommended to maintain this system. |
 | Grandfathered Safety | When the home was built, the condition was common. New Standards apply today to make this system safer and is recommended by the inspector to be improved for a safer living environment.. |
 | Comment | Information that I think may be useful -----or---- a question I would ask of the seller to better understand the operation or service needed for this system. |
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| Property & Site | Return to table of contents |
BUILDING CODES:
Today's inspection is being done using the Standards of Practice of the
Environmental issues are out of the scope of today's inspection and should
It is beyond the scope of this limited visual inspection to identify every
 Photo 54 |
 Photo 55 |
Water is a very destructive force and should be controlled on the outside
Moisture problems may exist in the basement/crawl space as noted in the report and should be evaluated/corrected as possible serious issues. Moisture is a
Older homes were built before any of the benefits of the modern building codes were thought of and there may be concerns noted in the report that although are not allowed by current standards, were common practice when this home was built. Often, maintenance and repairs are an ongoing expense in owning a period style home and need to be budgeted for. Different time periods and repair/service people may introduce different materials used to repair the systems. This report will try to identify items needing immediate attention, but not to be an all inclusive list of repairs needed.
There is a website from Michigan State University that will give repair techniques and hints that may be useful to maintain your new home.| General information | Return to table of contents |
Structures built prior to 1979 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(s) should consult with specialists as necessary, such as industrial hygenists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:| Exterior | Return to table of contents |
Non-metallic sheathed wiring is routed so it is subject to damage, such as on wall or ceiling surfaces, or near foundation running underground to another location. 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 21 |
 Photo 57 |
Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
 Photo 16 |
 Photo 17 |
 Photo 19 |
Abandoned service conductors seen between house and porch should be eliminated for safety reasons. It was not live today when tested but should be respected until eliminated.
 Photo 10 |
Outside faucets are missing [url=http://www.abpa.org/Doc/PDF/Intro%20to%20CCC%20Brochure.pdf]backflow prevention devices[/url]. 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 house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.
The perimeter grading slopes towards the structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. 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. 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.
 Photo 2 |
 Photo 14 |
 Photo 26 |
 Photo 27 |
 Photo 32 |
 Photo 36 |
Downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's 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 adding extensions so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
Soffit boards are damaged or deteriorated in some areas. A qualified contractor should evaluate and make repairs as necessary.
 Photo 11 |
 Photo 18 |
Recommend sealing around windows along wall and sill where different materials meet to reduce water entry with a clear 50 yr silicone caulk. Some of the existing caulk is older and beginning to fail.
 Photo 4 |
 Photo 5 |
 Photo 7 |
 Photo 9 |
 Photo 37 |
Downspouts are loose or damaged and in need of repair. This can result in water accumulating around the structure's 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 so downspouts are securely anchored and functional. These should also have extensions installed that carry water at least 6 ft away from the foundation. Recommend improvement.
 Photo 24 |
 Photo 34 |
Gutters are damaged. This can result in water accumulating around the structure's 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. A qualified contractor should replace or repair gutters where necessary.
Gaps exist at 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 13 |
 Photo 23 |
 Photo 39 |
Fascia boards are damaged or deteriorated. A qualified contractor should evaluate and make repairs as necessary.
 Photo 20 |
 Photo 30 |
 Photo 31 |
The dryer vent is either damaged or clogged and should be cleaned out and vent repaired/replaced.
 Photo 22 |
Some damage seen along sill plate where water entry is likely. Recommend a closer look and repair as needed.
 Photo 12 |
Negative slope seen at the foundation area today. Recommend improving slope away from the foundation to reduce water entry into crawl. This can be done by adding dirt to area close to foundation wall to slope away from the foundation. Always keep 8 inches separation between top of ground and bottom of siding edge.
 Photo 3 |
 Photo 8 |
 Photo 15 |
 Photo 25 |
 Photo 28 |
The chimney has moved away from the side of home in the past. A metal brace has been added to reduce further movement.
 Photo 33 |
Some portions of foundation and/or exterior walls are excluded from this inspection due to lack of access from vegetation, debris and/or stored items.
 Photo 35 |
 Photo 38 |
Is the abandoned propane tank belong to seller or gas company. Recommend removal if not used anymore.
 Photo 56 |
| Roof | Return to table of contents |
Gutter sections seen today should be resecured to reduce further movement and damage associated with it. Loose nails will allow the gutter system to sag and the weight of the accumulated water will weigh it down until it separates from the fascia. Recommend correction by a qualified contractor.
Sections of flashing at the base of the chimney are deteriorated and/or substandard. Leaks may occur as a result. A qualified roofing contractor should evaluate and repair as necessary.
 Photo 47 |
Counterflashing is missing at the base of chimney. Leaks may occur as a result. A qualified roofing or chimney service contractor should evaluate and repair as necessary.
The roof surface material appears to be in the last third of its service life and will likely need replacing in the next 3-6 years. As the shingles age further, they will continue to lose their granular protection, become brittle and become prone to wind damage. Some patching has already been done in several areas. The client(s) should budget for a replacement roof surface.
 Photo 40 |
 Photo 41 |
 Photo 42 |
 Photo 43 |
 Photo 44 |
 Photo 45 |
 Photo 50 |
 Photo 51 |
 Photo 52 |
One or more roof surface sections slope down towards flat roof surface sections. 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.
| Fireplaces, woodstoves and chimneys | Return to table of contents |
One or more chimney flues do not have a screened cover installed. Screened covers prevent the following:
 Photo 48 |
The masonry chimney crown is deteriorated (cracked or broken) and needs repairs or replacement. 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:
 Photo 49 |
The masonry chimney's mortar is deteriorated and should be repaired to prevent further, significant deterioration. Recommend having a qualified chimney service contractor or mason evaluate chimney and repair as necessary. This will likely require repointing the mortar.
 Photo 29 |
 Photo 46 |
| Garage | Return to table of contents |
Non-metallic sheathed wiring is routed so it is subject to damage, such as on wall or ceiling surfaces, or near foundation running underground to another location. 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 66 |
Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
 Photo 65 |
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. Also the wiring should be secured away from entrances to reduce damage to the sheathing form travel or storage items.A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.
Extension cords are being used as permanent wiring. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard, and is an indication that wiring is inadequate and should be updated. Extension cords may be undersized. Connections may not be secure, resulting in power fluctuations, damage to equipment, and sparks that could start a fire. Extension cords should be removed as necessary, or a qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.
 Photo 62 |
The infared "photo eye" devices that trigger the vehicle door opener's auto-reverse feature are located higher than 4 to 6 inches from the floor. They have been taped up in the ceiling at opener bracket.This is a safety hazard, especially for small children. A qualified contractor should relocate these devices so they're 4 to 6 inches from the floor. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
 Photo 61 |
Garage vehicle door opener appears newer with the door. The door could not be tested today due to cat and kittens trying to escape. Recommend asking the seller to demonstrate its operation and test the reversing mechanism as required for door openers this age.
Additional information can be found at the underwriter laboratories website on garage door safety and testing.
The subpanel servicing this area is not wired correctly and has defects that should be corrected by a licensed electrician.
 Photo 63 |
 Photo 64 |
The concrete block walls have stair step cracks seen on both east and west sides. Improve slope of ground and drainage away from foundation to reduce further movement/damage.
 Photo 58 |
 Photo 59 |
 Photo 60 |
Garage door was not tested today for operation of the reversing mechanism by laying a 2x4 down flat in middle area of door and allowing door to close. The door should reverse as it hits this board. The door was not tested because there are reinforcing plates that are required for the top section of door where opener attaches. Without these plates, there could be damage to the door connection/panel if the door did not reverse as required. Recommend installing these plates and seasonal testing of this safety feature.
Much of the garage, include areas around the interior perimeter and in the center are excluded from this inspection due to lack of access from stored items.
| Attic | Return to table of contents |
One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.
 Photo 67 |
Ventilation appears to be normal today with gable end vents noticed that are typical for the age of the home.
 Photo 71 |
 Photo 72 |
Screens are missing and/or deteriorated at one or more gable vents. Birds and vermin may enter the attic because of this. Screens should be replaced or repaired where necessary, or installed where missing.
 Photo 70 |
No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent heated interior air from entering attic.
Signs of rodent presence seen in the insulation which is typical for the location.
 Photo 68 |
 Photo 69 |
Additional knee wall bracing has been added to support the roof system better than original design.
 Photo 73 |
| Electric service | Return to table of contents |
Current standards require a ground rod installed for the separate low voltage cable/telephone and antenna systems that may be present. These systems should have a ground rod with a bonding connection to the main electric grounding connection to reduce the difference of potential in case of a lightning strike. Recommend correction by a licensed electrician.
I could not verify bonding of the water pipes to the electric ground system
Since the main disconnect is located under the meter outside, this distribution panel is considered a sub panel. Neutral and equipment ground conductors are properly separated. Neutral conductors should be attached to a "floating" neutral bar not bonded to the panel, while grounding conductors should be attached to a separate grounding bar bonded to the sub panel. This isolation was done properly and professionally.
 Photo 129 |
A "GFCI" is a ground fault circuit interrupter. A ground fault circuit interrupter is an inexpensive electrical device that, if installed in household branch circuits, could prevent over two-thirds of the approximately 300 electrocutions still occurring each year in and around the home. Installation of the device could also prevent thousands of burn and electric shock injuries each year.
Problems in home wiring, like arcing and sparking, are associated with more than 40,000 home fires each year. These fires claim over 350 lives and injure 1,400 victims annually.
The main disconnect for the homes electric power is located outside next to the meter.
 Photo 6 |
The main panel cover was removed and there were no visible defects noticed in the wiring at this time.
 Photo 128 |
| Plumbing | Return to table of contents |
Some, most, or all of the water supply pipes in this structure are made of galvanized steel. Based on the age of this structure, these pipes may be nearing or may have exceeded their estimated useful life of 40 to 60 years. Internal corrosion and rust can reduce the inside diameter of these pipes over time, resulting in reduced flow and eventually, leaks. The inspector performed a "functional flow test" during the inspection where multiple fixtures were run simultaneously, and found the flow to be adequate. For example, the shower flow didn't decrease substantially when the toilet was flushed. Despite this, and because of their apparent age, these pipes may need replacing at any time.
Recommend having the septic tank inspected. Recommend having the tank pumped if it was last pumped more than 3 years ago.
Electric heat tape noticed on water line running along west wall today. Extension cord use for these heat system is not recommended. Also recommend using a UL approved heat tape along with sealing all wall openings to reduce cold air infiltration and freezing pipes.
 Photo 125 |
Drain seen in basement floor to grey water from softener and washing machine. Recommend sealing the opening to reduce rodent entry from where it is draining.
 Photo 89 |
Shutoff valves other than the fixtures themselves are not operated. These valves can break or leak when operated after years of inactivity. Consideration should be given to having these valves checked by a licensed plumber to verify satisfactory operation before the closing, or at least turn these valves before moving in to assure they still work and are not frozen.
Today I performed a Functional Flow of the plumbing system. This both checks for the flow of water at all locations and the drainage of all location drains. Another check is recommended shortly after you get possession of the property. In the process of moving out, the seller can inadvertently bump or loosen trap or drain connections under sinks and block up drains/stools in the process of emptying the home. This cannot be predicted in the limited visual inspection done today. Another check can save you time and reduce the inconvenience of a repair during a move in.
I performed a functional flow test of the well/septic system today. This is
Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
The water softener is out of the scope of today's inspection. Recommend asking seller the history of operation (does it work) and how to operate.
| Water heater/Well System | Return to table of contents |
No drain line is 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.
The flue pipe is not securely attached to the chimney and should be corrected by a qualified contractor or licensed plumber. The gaps may allow exhaust gases to re-enter the living area if the chimney is blocked.
 Photo 124 |
The connection to the draft hood is loose or not secured with sheet metal srews as is common practice todaay. Recommend improvement to reduce chance of separation of this connection.
| Private Well | Return to table of contents |
The estimated useful life for most well pumps is 15 to 20 years. Based on information provided to the inspector, or evidence found during the inspection, the well pump may be near this age and may need replacing at any time.
 Photo 115 |
 Photo 116 |
Well system operated normally today with no concerns noticed.
The well casing, pit were inaccessible due to cement covering. As a result, the inspector was unable to perform a full evaluation. The suspected well location is located under a cement slab on north side of home approx 15 ft from north foundation edge.
 Photo 126 |
| Heating and Cooling | Return to table of contents |
This visual inspection is not intrusive and I am not able to identify many defects within the heat exchanger area without dismantling it. Because of the age and/or condition of this furnace, it appears the unit has not been serviced within the last 12 months. I recommend that a qualified heating and cooling technician inspect the heat exchanger and perform a Carbon Monoxide test before closing escrow.
What appears to be asbestos is visible on some ductwork. It is significantly deteriorated in some areas, and if it is asbestos, it may pose a health hazard and require abatement. Recommend having this material tested at a qualified lab. If the material is found to contain asbestos, recommend consulting with a qualified asbestos abatement contractor or industrial hygenist. For information on asbestos hazards in the home, visit http://www.cpsc.gov/CPSCPUB/PUBS/453.html
 Photo 94 |
 Photo 97 |
 Photo 127 |
Significant amounts of debris, dirt and/or dust are visible in one or more sections of supply and/or return air ducts. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers". At a minimum, the visible debris should be thoroughly cleaned. Recommend having a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit: http://www.epa.gov/iaq/pubs/airduct.html
The connection of the flue pipe to the chimney is loose and should be secured with mortar to reduce exhaust gases escaping back into living area.
The furnace was shut off at the time of the inspection. I did not attempt to test the furnace due to the storage items too close to the front of the system. I could not fully open the door to evaluate during a test firing.
 Photo 96 |
 Photo 98 |
 Photo 99 |
 Photo 100 |
Grey duct tape has been used to seal furnace duct connections. This type of tape is good for everything except ducts and will become brittle over time and fall off. Recommend replacing with Heat approved duct tape that won't dry out and fall off.
One or more air supply ducts are broken or disconnected. Increased moisture levels in unconditioned spaces and higher energy costs may result. A qualified contractor should evaluate and make permanent repairs as necessary.
 Photo 95 |
 Photo 110 |
The estimated useful life for forced air furnaces is 15 to 20 years. This furnace appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement.
The filter(s) for the heating/cooling system should be checked monthly and replaced or washed as necessary.
| Crawl space | Return to table of contents |
Support for the floor system has been added to under dining room improperly. These supports should be reworked to properly support the weight of the floor system.
 Photo 104 |
 Photo 106 |
 Photo 107 |
 Photo 108 |
No vapor barrier is installed. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should install a vapor barrier. Standard building practices require the following:
Cellulose-based debris such as wood scraps, form wood, cardboard and/or paper were found in crawl space. All cellulose-based debris should be removed to avoid attracting wood destroying insects. Debris found in crawl space. All debris should be removed from crawl space | Basement | Return to table of contents |
Damage seen to the foundation walls and support posts. There are defects too numerous to mention in this report. The effects of moisture intrusion on the east, west, and north walls have damaged the walls system over time.
Guardrails are missing from sections of decks or elevated surfaces with high drop-offs. This is a safety hazard due to the risk of falling. Standard building practices require guardrails to be installed at drop-offs higher than 30 inches, but in some cases it is advised to install them at shorter drop-offs. A qualified contractor should evaluate and install guardrails as necessary and as per standard building practices.
 Photo 82 |
Non-metallic sheathed wiring is routed so it is subject to damage, such as on wall or ceiling surfaces, or near foundation running underground to another location. 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.
Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
 Photo 101 |
 Photo 102 |
 Photo 118 |
 Photo 119 Older style connection is a hazard due to open contact with live wires. Recommend elimination.
|
Flights of stairs with more than two risers have no handrail 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.
 Photo 83 |
Evidence of prior water intrusion was found in sections 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:
Horizontal cracks noted. These are usually due to soil pressure on the
Stair step or vertical cracking was noticed in several areas of the basement wall system today. This can still be a source of moisture intrusion and should be sealed both internally and externally where possible. Also improvement to the slope of the ground and drainage should be addressed to reduce water pressure/entry in these areas.
Current standards would have required GFCI protection for this area since the floor is unfinished concrete.
 Photo 130 |
Grain sacks and rags seen sealing the northeast sill plate area.
 Photo 93 |
Moisture problems may exist in the basement as noted in the report and | Kitchen | Return to table of contents |
Open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
Electric receptacles have reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
 Photo 78 |
The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit http://www.hgtv.com/hgtv/remodeling/article/0,1797,HGTV_3659_2017492,00.html
Two-pronged electric receptacles rather than three-pronged, grounded receptacles are installed in one or more interior rooms. 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:
Receptacles that serve countertop surfaces have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. This is required by current standards and may not have been required at the time this home was built and is a recommended upgrade. Any previous upgrades or remodels should have introduced this feature when it was done. Recommend adding these for increased safety..
Recommend adding an inexpensive propane alarm near this appliance. Unlike natural gas that rises in air, propane gas pools near the floor like water and would not be as noticeable in case of a leak.
The window is damaged with broken glass or a broken seal in thermal unit that should be repaired/replaced as needed.
Hardware such as hinges, latches or pulls are loose and/or missing on one or more cabinets. Repairs should be made and/or hardware should be replaced as necessary, and by a qualified contractor if necessary.
 Photo 79 |
There are no shutoffs under sink. Recommend adding some for convenience.
 Photo 80 |
Care should be taken to open windows during use of gas range. Gas ovens are a source of carbon monoxide and also hydrogen monoxide and use requires either outside venting or open air space to dilute this dangerous gas.
| Bathrooms | Return to table of contents |
Open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
 Photo 77 |
Receptacles that serve countertop surfaces have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. This is required by current standards and may not have been required at the time this home was built and is a recommended upgrade. Any previous upgrades or remodels should have introduced this feature when it was done. Recommend adding these for increased safety..
Windows located inside bathtub/shower areas require constant protection from water. A careful look at condition of caulking surrounding the window and protection of wood should be done Some hidden damage may be present if conditions are already deteriorated and should be looked at closer if warranted by a qualified contractor.
 Photo 75 |
The window is damaged with broken glass or a broken seal in thermal unit that should be repaired/replaced as needed.
 Photo 76 |
The stool wax ring connection is leaking and should be replaced. High moisture readings were taken in subfloor today.
 Photo 113 |
There are no isolation valve shutoffs seen under sink today. Recommend adding some for convenience.
Caulk is missing and/or deteriorated at bathtub. For example, where the tub base meets the floor below, where the tub surround meets the tub, and/or around the base of the tub spout. Caulk should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures.
 Photo 74 |
| Interior rooms | Return to table of contents |
Open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
Lamp holders or light fixtures with fully or partially exposed bulbs are installed in one or more closets. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.
 Photo 53 |
Abandoned wires near back entrance should be eliminated for safety reasons. Treat these as if they were live until eliminated.
 Photo 131 |
Recommend installing a deadbolt lock to all exterior doors which will provide more security and may get a slight discount off homeowners insurance.
 Photo 1 |
The window is damaged with broken glass or a broken seal in thermal unit that should be repaired/replaced as needed.
Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 7 years old. 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.
Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
