Summary

9) 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:

• The Environmental Protection Association (http://www.epa.gov)
• The Consumer Products Safety Commission (http://www.cpsc.gov)
• The Center for Disease Control (http://www.cdc.gov)

10) 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.
This was seen on west side where it is held too close to the metal edge trim of roof. The abrasion potential may allow it to cut into the wires. This was seen at garage side also.

11) 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.
This was seen at house west side today and also on garage north side.

12) 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.

13) 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.

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://www.abpa.org/Doc/PDF/Intro%20to%20CCC%20Brochure.pdf

14) 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.

I noticed several areas where the foundation wall has shifted with possible damage requiring a closer look by a structural contractor.

15) 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.

16) Soffit boards are damaged or deteriorated in some areas. A qualified contractor should evaluate and make repairs as necessary.

17) 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.

Rot conditions were seen in several areas today. Unable to determine extent of hidden damage. Recommend a closer look and possibly an intrusive inspection and repair as needed.

18) 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.

19) 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.

20) 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.

28) 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.

29) 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.

30) 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.

33) One or more chimney flues do not have a screened cover installed. Screened covers prevent the following:

• Fire hazard from wood fire sparks and embers exiting flues
• Wildlife (birds, rodents, raccoons, etc.) entering flues
• Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
• Rainwater entering flues and causing damage to terracotta flue tiles from freeze-thaw cycles

A qualified chimney service contractor should install screened cover(s) where missing. Screens should have holes 1/4 inch or larger.

34) 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:

• Be constructed using either pre-cast concrete slabs, cast-in-place steel reinforced concrete, solid stone, or metal
• Be sloped down from the flue a minimum of 3 inches of fall per foot of run
• Extend a minimum of 2-1/2 inches beyond the face of the chimney on all sides
• Not directly contact the flue liner (if installed), and this gap should be filled with flexible caulk
• Have flashing installed between the bottom of the crown and the top of the brick chimney

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

36) 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.

37) 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.

38) 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.

39) 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.

40) 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

41) 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.

42) Additional information can be found at the underwriter laboratories website on garage door safety and testing.
http://www.ul.com/consumers/garagedoors.html

43) The subpanel servicing this area is not wired correctly and has defects that should be corrected by a licensed electrician.

47) One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.

61) 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.

62) Recommend having the septic tank inspected. Recommend having the tank pumped if it was last pumped more than 3 years ago.

70) 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.

71) 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.

The slope of the flue pipe as it exits the foundation wall has a negative slope. This may allow exhaust gases to re-enter the home.
Recommend correction by a licensed plumber.

72) 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.

76) 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.

77) 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

Care should be taken if you choose to encapsulate with a heat approved duct tape. Wearing a mask and trying not to disturb it more than necessary is suggested.

78) 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

79) 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.
This was noticed in east end of crawl space.

80) 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.
Recommend this unit be serviced and evaluated by a licensed HVAC company to evaluate condition prior to closing.

81) 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.

82) 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.

85) 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.
Also the west sill plate beam has been pushed in several inches farther on the south end than the north end due to foundation wall shifting. This appears to be caused by poor water control.

Recommend a closer look and repair by a qualified structural contractor.

86) 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:

• The soil below the vapor barrier should be smooth and free from sharp objects.
• Seams should overlap a minimum of 12 inches.
• The vapor barrier should lap up onto the foundation side walls.

88) 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.
The pictures show foundation walls have failed on west and north sides, weakened on east side, damage in crawl space area on west side with center support posts deteriorated from water entry at base of each post. The basement landing/laundry area floor is leaning and support system needs to be replaced.
The weakness of the west foundation wall may also affect the connection of the main waste line to the septic tank and allow waste water to re-enter the basement.
The east/west bearing beam has been affected over time with powder post beetle damage and the support system has been altered. There is a jack near east end and blocks have been improperly installed. This beam and or supports may need to be replaced.
I recommend a closer look by a qualified structural contractor to discuss remedial repairs needed.

89) 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.

90) 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.

91) 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.

92) 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.

93) 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:

• 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.

There are signs of a wet basement with potential levels of several inches. There is only a grey water drain in the floor that may not be able to handle the water flow during heavy rain periods.
Improvement of the drainage, slope of ground and repair/replacement of basement walls that have failed will be necessary to reduce this moisture intrusion.

94) Horizontal cracks noted. These are usually due to soil pressure on the
outside of the wall. Have fully evaluated by a specialist to determine if the wall system has failed or is needing to be reinforced.

95) 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.

96) Current standards would have required GFCI protection for this area since the floor is unfinished concrete.
This should have been required when panel was installed.
Recommend adding one for additional safety along with a cover plate for safety..

99) 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.

Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices.
Three-prong, ungrounded receptacles pose an electrocution hazard when using any appliances which have exposed metal shells. They also increase the possible damage to electronics during lightning storms as surge protectors do not work as well.

There are two reasonably cheap methods for fixing this problem:

1) Replace the ungrounded three-prong receptacles with two-prong receptacles. This precludes you from using appliances with three-prong cords; do not use the adapters they are unsafe.

2) Add GFCI protection to the ungrounded circuits. This is a code-legal remedy which provides sufficient safety to install three-prong receptacles. GFCI protection can be installed using a GFCI breaker or a GFCI receptacle as the first device on each ungrounded circuit.

100) 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.
This was seen at range outlet today.

101) 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

102) 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:

• 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 electrian should evaluate and install grounded receptacles as per the client(s)' needs and standard building practices.

103) 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..

104) 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.

105) The window is damaged with broken glass or a broken seal in thermal unit that should be repaired/replaced as needed.

106) 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.

109) 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.

Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices.
Three-prong, ungrounded receptacles pose an electrocution hazard when using any appliances which have exposed metal shells. They also increase the possible damage to electronics during lightning storms as surge protectors do not work as well.

There are two reasonably cheap methods for fixing this problem:

1) Replace the ungrounded three-prong receptacles with two-prong receptacles. This precludes you from using appliances with three-prong cords; do not use the adapters they are unsafe.

2) Add GFCI protection to the ungrounded circuits. This is a code-legal remedy which provides sufficient safety to install three-prong receptacles. GFCI protection can be installed using a GFCI breaker or a GFCI receptacle as the first device on each ungrounded circuit.

110) 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..

111) 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.
I noticed the window sill is leaning and the bottom framing has a safety bar installed. This bar has likely been leaned on and has pulled it loose slightly. Recommend repair.

112) The window is damaged with broken glass or a broken seal in thermal unit that should be repaired/replaced as needed.

113) The stool wax ring connection is leaking and should be replaced. High moisture readings were taken in subfloor today.

116) 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.

Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices.
Three-prong, ungrounded receptacles pose an electrocution hazard when using any appliances which have exposed metal shells. They also increase the possible damage to electronics during lightning storms as surge protectors do not work as well.

There are two reasonably cheap methods for fixing this problem:

1) Replace the ungrounded three-prong receptacles with two-prong receptacles. This precludes you from using appliances with three-prong cords; do not use the adapters they are unsafe.

2) Add GFCI protection to the ungrounded circuits. This is a code-legal remedy which provides sufficient safety to install three-prong receptacles. GFCI protection can be installed using a GFCI breaker or a GFCI receptacle as the first device on each ungrounded circuit.

117) 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.

118) Abandoned wires near back entrance should be eliminated for safety reasons. Treat these as if they were live until eliminated.

119) Recommend installing a deadbolt lock to all exterior doors which will provide more security and may get a slight discount off homeowners insurance.

The back door doorknob does not latch when closed and the slide bolt is the only way to secure door. Recommend improvement.

120) The window is damaged with broken glass or a broken seal in thermal unit that should be repaired/replaced as needed.

121) 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.
Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: [url]"http://www.nfpa.org/itemDetail.asp?categoryID=278&itemID=20526&URL=Research%20&%20Reports/Fact%20sheets/Fire%20protection%20equipment/Smoke%20alarms