2) Safety, Repair/Replace - One or more decks or porches were unstable due to missing or substandard post foundation. This is a hazard since severe movement may cause the decks or porches to collapse. A qualified contractor should repair as necessary.

3) Safety, Repair/Maintain - Guardrails at one or more locations with drop-offs higher than 30 inches were wobbly, and pose a fall hazard. Recommend that a qualified person repair guardrails as necessary.

4) Maintain - Wooden deck or porch surfaces were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit:
http://www.reporthost.com/?PENOIL
http://www.reporthost.com/?DKMAIN

6) Major Defect, Evaluate - The roof surface appeared to be near the end of service life, and will likely need replacing in the near future(within 5 years), even if repairs are made now. Recommend discussing replacement options with a qualified contractor, and budgeting for a replacement roof in the near future.
Note the curling shingles, and deteriorated valley shingles.

7) Repair/Replace, Evaluate - Water damage and/or evidence of past leaks was found at one or more skylights. Consult with the property owner to determine if leaks have occurred, or if repairs have been made. Recommend that a qualified contractor evaluate and repair as necessary.

8) Repair/Replace, Evaluate - Flashings at the base of one or more chimneys were corroded. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary.

This flashing is also improperly installed, and will be prone to leaking. Recommend sealing with roofing cement as soon as possible(until roof is redone).

9) Repair/Replace, Monitor - Note that the plumbing vent is too short, and can be blocked by snow. It should be a minimum of 1 foot above the roof surface, and also a minimum of 1 foot from a vertical surface, such as an exterior wall. Vent pipes require free air movement. In this case snow can easily accumulate, blocking the vent pipe opening.
Sewer gases can enter the living space as a result.
Recommend that a qualified plumber repair per standard building practices.

11) Maintain - Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.

15) Repair/Replace, Evaluate - One or more sections of the roof structure appeared to have substandard ventilation, ridge vents were missing and/or there were too few vents. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, and/or increase cooling costs. High levels of moisture are also likely to accumulate in the roof structure or attic, and can be a conducive condition for wood-destroying organisms. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation. Often this means that both soffit vents and ridge or gable end vents are installed. Recommend that a qualified contractor evaluate and repair per standard building practices.

16) Repair/Replace - The ceiling insulation installed in the attic was substandard and appeared to have an R rating that's significantly less than current standards (R-50). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.

19) Repair/Replace, Evaluate, Monitor - Evidence of prior water intrusion was found in one or more sections of the basement.

This was disclosed by the owner. Significant work has been done to control this.

23) Repair/Replace - The button controlling the automatic front vehicle door opener was difficult to operate. Had to push it "just right", to get it to operate.

Recommend that a qualified person repair or replace the control button.

24) Safety, Repair/Replace, Evaluate - One or more electric receptacles (outlets) at the laundry sink had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:[list]

• Outdoors
• Bathrooms
• Kitchens, within 1.5 meters of sink
• Wet bar sinks, as above - within 1.5 meters of sink
• Laundry and utility sinks, as above - within 1.5 meters of sink
• Wet areas where standing water may be present.

25) Safety, Repair/Replace - One or more electric receptacles (outlets) had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?RPR

26) Safety, Comment - The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM
http://www.reporthost.com/?COALRM

29) Repair/Replace, Evaluate - The heat pump or air conditioning condensing unit did not respond to normal controls (thermostat). It appeared to be inoperable. The inspector was only able to perform a limited evaluation. If possible, consult with the property owner and/or review documentation on this system. Recommend that a qualified HVAC contractor evaluate and perform maintenance or make repairs as necessary.

The A/C seemed to be functioning at 72 degrees. I lowered the setting to 70 degrees for about 1 hr. The temperature did not change in the house(per the thermostat). I reset the temperature to 72 before leaving.

30) Maintain - The gas or oil-fired forced air furnace appeared to have been serviced recently, or is new equipment. If this is true, then routine servicing is not needed at this point. However a qualified HVAC contractor should inspect, clean, and service this system, and make repairs if necessary annually in the future. For more information visit:
http://www.reporthost.com/?ANFURINSP

34) Safety, Repair/Replace - Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.

35) Repair/Replace, Evaluate, Monitor - Stains were found in the basement ceiling area. The inspector was unable to determine if an active leak exists (e.g. recent dry weather). Recommend asking the property owner about this, monitoring the stains in the future, and/or having a qualified contractor evaluate and repair if necessary.

Perhaps something was spilled upstairs??

36) Repair/Replace, Evaluate - Floors in one or more areas were not level. This can be caused by foundation settlement or movement of the foundation, posts and/or beams.

Significant repairs have been done in the past, however if the floors are to be releveled completely, it is recommended that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.

There does not appear to have been any additional movement in the past few years.

37) Repair/Replace - One or more interior doors were missing. Recommend that a qualified person replace or repair doors as necessary.

Closet door by entry appears to be missing.

38) Repair/Replace - One or more windows that were designed to open and close were stuck shut. Recommend that a qualified person repair windows as necessary so they open and close easily.

Appears to be the only window that has not been replaced. At least it is the only old one that is visible.