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House Whisperer Home Inspections, LLC


Email: sven@housewhispererhomeinspection.com
Phone: (845) 705-7877
Inspector: Sven Balc
NYS License # 16000070824
iNACHI Certified

 

iNACHI Certified - New York State Home Inspection Report

Client(s):  Happy Home Buyer
Property address:  775 Your Town Way, Your Town, NY 55112
Inspection date:  Friday, May 15, 2015

This report published on Tuesday, April 26, 2016 11:37:52 PM EDT

This report is the exclusive property of House Whisperer Home Inspection LLC and the Client(s) listed in the report title. Release or use of this report by any unauthorized persons is prohibited. Unauthorized printing or reuse of any information contained within this report, in-part or in whole, without prior written permission of the Client or House Whisperer Home Inspection LLC is a violation of New York State Law.
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a potential risk of personal injury or death without regard to cost of repair
Concern typeMajor Cost ConcernCorrection most likely involves a significant near term expense exceeding $1,000
Concern typeRepair or Replace - MajorInvolves major repairs or replacement cost
Concern typeRepair or Replace - ModerateRecommend repair and/or maintenance with potential significant expense
Concern typeRepair or Replace - Minor:Correction likely involves only a reasonable expense
Concern typeMaintainRecommend ongoing maintenance (Variable Cost)
Concern typeEvaluateRecommend evaluation by a specialist - Significant
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information
Concern typeInfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, "Mushroom" / fungal growth, etc.)
Concern typeDamageVisible and/or possible hidden damage caused by wood destroying insects or organisms ("Mold", rot, carpenter ant galleries, etc.)
Concern typeConducive conditionsConditions conducive for wood destroying insects or organisms that, when not corrected will likely result in future problems (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

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

Table of Contents
General Information
Grounds
Exterior and Foundation
Basement
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Wood Destroying Organism Findings
Radon Test Results


General Information
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Report number: 051515
Time started: 10:00 AM
Time finished: 3:00 PM
Present during inspection: Client, Property owner, Realtor, Contractor
Inspector: Sven Balc #16000070824
Type of building: Single family
Buildings inspected: One house
Age of main building: 1980
Source for main building age: Municipal records or property listing
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Warm
Ground condition: Dry
Recent weather: Dry (no rain)
Overnight temperature: Cold
Type of building: Single family, Modular Home
Occupied: Yes, furniture or stored items were present
Additions and modifications: Substandard deck construction. 1st-floor bathroom in progress of being renovated/repaired. Work was not finished, the sink was removed and plumbing was capped off, waste pipe was open & uncapped, walls were not painted. See bathroom section.
Pictures, Captions & Markings: It is IMPORTANT to understand that photos provided may not indicate ALL incidences of a noted defect. Photos are intended to give visual reference to examples of those found during the inspection. Captions, photos, illustrations, and markings are included to help you more easily understand the relative importance of reported issues.

Color coding is provided to point out the relative severity of a problem:

Red Arrows or Circles indicate the highest level of concern from a safety standpoint. Red arrows or circles will indicate that a dangerous, or potential for a dangerous condition exists, without regard to cost of repair or installation. Many "Red" issues can be corrected at little or no cost. Some "Red" issues may indicate logical safety upgrades that, by today's standards may be required. This should not be taken as a "requirement" to upgrade.

Yellow Arrows or Circles indicate items that will likely degrade with time and could easily move to the "Red" category. Yellow indicators will also be used to advise of items or issues that may become more expensive to resolve as time passes.
Blue arrows or circles indicate items of note that should be addressed when time permits and are sometimes just "common sense" issues. Green arrows or circles indicate items that, in the Inspectors opinion, are "a good thing". Green indicators do not suggest that items are in "like-new" condition.

Green indicators are also used to indicate desirable items such as lightning protection, alarm systems, and specialty safety items. Green may also be used to highlight energy saving appliances or high-efficiency equipment. Generally "Green" is a good thing, but may not indicate that an item is working at all. For example, Lawn sprinklers may be a good thing, but they are not included in a home inspection and their proper operation will not be indicated by a "Green" arrow or circle.

Black and White indicators are included for informational purposes in general. Captions will be added when necessary to point out additional concerns and to provide helpful information.

Illustrations are included to help you better understand complex issues and ideas. Not all illustrations will match your home's equipment, systems, or problems exactly, but are included to enhance or simplify explanations provided in your report sections.

1) What appeared to be "mold" or microbial growths were found at one or more locations in interior rooms, the basement and/or the garage. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be evaluated and corrected by a qualified contractor. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a licensed NYS mold assessor. For more information, visit:
http://www.reporthost.com/?MOLDCDC
http://www.reporthost.com/?MOLDEPA
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2) Evidence of past or present rodent activity was found in the form of holes in insulation, feces in the attic and/or basement. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.reporthost.com/?SEALUP
http://www.reporthost.com/?TRAPUP
http://www.reporthost.com/?CLEANUP
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3) Many areas and items at this property were obscured by furniture, stored items and/or debris. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
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Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Condition of fences and gates: Required repairs, replacement and/or evaluation (see comments below)
Fence and gate material: Wood
Condition of retaining walls: Required repair, replacement and/or evaluation (see comments below)
Retaining wall material: Rock
Site profile: Minor slope, Moderate slope
Condition of driveway: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood, Concrete

4) Conducive conditions Safety concern: Non-standard deck construction, deterioration and or settling/movement or leaning noted.

Many footings and support posts appeared to have shifted significantly. Other potential safety hazards were also noted at the time of the inspection. Recommend that a qualified contractor evaluate, repair/replace as necessary, according to current building standards.
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One or more loose/detached balusters with exposed nails were noted.
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One or more deck gates were deteriorated/difficult to operate.
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One or more loose/wobbly banisters noted.
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Warped boards and/or protruding nails noted in one or more sections of the deck.
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Rusted/deteriorated ledger board bolts.
Missing nails/screws in mechanical ties. Mechanical ties should be installed according to manufacturer's recommendations.
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5) Conducive conditions Flashing was missing from above one or more deck or porch ledger boards, or could not be verified. Missing flashing at this location can cause moisture to accumulate between the ledger boards and the building. Fungal rot may occur in this area and cause the ledger board fasteners to fail. The deck may separate from the building in this event. This is a potential safety hazard. Recommend that a qualified contractor install flashing above ledger boards per standard building practices. For more information, visit:
http://www.reporthost.com/?LB
http://www.reporthost.com/?SD
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6) The self-closing and/or self-latching devices on one or more gates used with the pool fencing were missing. This is a safety hazard because these devices are intended to control access to areas with a drowning hazard. Recommend that a qualified person repair as necessary and per standard building practices.

The fence around the pool was damaged and/or deteriorated. This is a safety hazard because it is intended to control access to areas with a drowning hazard. Fences and gates for this purpose should:
  • Be a minimum of 5 feet (60 inches) in height
  • Not be climbable by children
  • Not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter
Recommend that a qualified person repair per standard building practices.

The client may wish to contact the municipality for pool fence and additional safety device requirements.
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No self-closing mechanism installed.
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No self-latching mechanism installed. Gate misaligned /deteriorated.

7) Guardrails above retaining walls higher than 30 inches were missing. This is a safety hazard due to the risk of falling. At a minimum, the client should be aware of this hazard, especially when children are present. Recommend that a qualified contractor install or repair guardrails per standard building practices (e.g. minimum 3 feet high, no gaps wider than 4 inches, not climbable). Dense shrubbery or vegetation may be acceptable as a barrier, but only when mature enough to be effective.
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8) One or more fences and/or gates were damaged or deteriorated and need repair.

Fence and gates were beyond their useful service life and need to be replaced.
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9) 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.
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10) Moderate cracks, deterioration, leaning or bowing were found in one or more retaining walls. A qualified contractor should evaluate, repair/replace as necessary in order to prevent further deterioration.
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11) Conducive conditions The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. This is a conducive condition for wood-destroying organisms. Recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.

12) Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.
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Some deteriorated areas may pose a trip hazard. At the very least, guests and residents should be made aware of the hazard.

13) Openings at stair risers were greater than 4 inches. This is a potential safety hazard for children (e.g. falling through, getting stuck in gaps). Recommend that a qualified contractor repair per standard building practices. For example, by enclosing stair risers.
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14) Handrails at one or more flights of stairs were not graspable and posed a fall hazard. Handrails should be 1 1/4 - 2 inches in diameter if round, or 2 5/8 inches or less in width if flat. Recommend that a qualified person install graspable handrails or modify existing handrails per standard building practices.
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15) One or more treads at exterior stairs were deteriorated. This is a potential fall hazard. Recommend that a qualified person repair as necessary.
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16) Handrails at one or more flights of stairs were wobbly. This is a safety hazard. Recommend that a qualified person repair as necessary.
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17) Settling and cracks were noted at one or more masonry stairs. Recommend that a qualified contractor repair or replace steps as necessary.
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18) Guardrails at one or more locations with drop-offs higher than 30 inches had gaps that were too large. This poses a safety hazard for children (e.g. falling, getting stuck in railing). Guardrails should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. At a minimum, the client should be aware of this hazard. Recommend that a qualified contractor repair or replace guardrails per standard building practices.
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19) Conducive conditions Decking boards were installed with little or no gap between them on some deck sections. Organic debris such as leaves or evergreen needles may accumulate in between the boards will likely cause rot or deterioration. This is a conducive condition for wood-destroying organisms. At a minimum, keep decking boards clean in the future. Ideally boards should be reinstalled with a 3/8 inch gap between them.
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20) A swimming pool and/or spa were installed on the premises. Pools, spas and related pumps, heaters, filters, electric or gas-fired systems, buildings, decks, landings and stairs are specialty systems and are excluded from this inspection. Comments in this report related to pools, spas and related equipment are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Many potential safety, maintenance and/or repair issues related to the pool and/or spa may exist. Recommend the following:
  • Have a qualified specialist fully evaluate the pool and/or spa, and related systems as mentioned above
  • Consult with the property owner about past maintenance and repairs, and review available documentation about installed systems
  • Research safety and maintenance issues related to pools and spas
For more information, visit:
http://www.reporthost.com/?POOLSPA
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The pool liner was deteriorated and/or damaged and appeared to be beyond its service lifespan.
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One or more sections of built-in pool fencing appeared to be damaged and "taped" together.
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Some vertical sections of the pool were dented and/or appeared damaged. It is possible that they may not be damaged and may pop back out when the pool is filled. A qualified pool specialist should evaluate/repair or replace as necessary.
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The pool pump was not installed or missing at the time of the inspection. Recommend contacting the owner for more information.

21) No outbuildings or detached structures were evaluated. They are excluded from this inspection.

Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground, with telephoto lens
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Vinyl
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Finished basement
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)

22) Some sections of siding and/or trim were deteriorated, loose and/or damaged. Recommend that a qualified person repair, replace or install siding or trim as necessary.
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23) Conducive conditions Untreated wood siding and/or trim was in contact with concrete or masonry at the exterior. Moisture collected between the two materials or wicking up into the wood is a conducive condition for wood-destroying organisms. Wood siding or trim should be installed with a minimum clearance of 1-2 inches between it and concrete or masonry below it at building exteriors. Monitor these areas for rot or infestation in the future and repair if needed. Recommend that a qualified person repair per standard building practices. For example, by trimming siding or trim as needed.

24) Conducive conditions Soil was in contact with or less than 6 inches from siding or trim. Regardless of what material is used for siding, it should not be in contact with the soil. If made of wood, siding or trim will eventually rot. For other materials, ground or surface water can infiltrate siding or trim and cause damage to the wall structure. Wood-destroying insects are likely to infest and damage the wall structure. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.
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25) One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
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26) Conducive conditions Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
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27) Some exterior wall sections and/or sections of foundation were obscured by vegetation and couldn't be fully evaluated. They are excluded from this inspection.

Basement
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of floor substructure above: Required repairs, replacement and/or evaluation (see comments below)
Pier or support post material: Steel, Not determined (inaccessible or obscured)
Beam material: Not determined (inaccessible or obscured)
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Required repairs, replacement and/or evaluation (see comments below), Not determined (inaccessible or obscured)
Insulation material underneath floor above: Fiberglass roll or batt, Not determined (inaccessible or obscured)

28) DamageConducive conditions Significant past or present moisture damage was noted in the basement/laundry room.

Extensive damage that appeared to be caused by past or present WDO/WDI (Wood Destroying Organism/Insects) activity was noted, some of which appears to have compromised much of the wood framing/structure in the laundry room and basement. See Wood Destroying Organism section for photos and more details.

It appears that te laundry room was gutted inside and out (visible remnants of removed sheetrock and insulation noted).

The owner mentioned that she had a long-term slow leak in the kitchen/bathroom plumbing before she found out and got it fixed. Staining in the subfloor was visible at the time of the inspection but appeared dry when tested with a moisture meter.

29) Conducive conditions Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains or rust at support post bases, efflorescence on the foundation, etc. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the basement. Recommend reviewing any disclosure statements available and ask the property owner 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, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements 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 basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.
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30) One or more joists were notched or had holes cut in them in such a way as to significantly weaken the joist(s). General guidelines for modifying joists made of dimensional lumber include these restrictions:
  • Notches at ends should not exceed 1/4 of the joist's depth.
  • Other notches should not exceed 1/6 of the joist's depth.
  • Notches should not be cut in the middle 1/3 of the joist's span.
  • Notches should not be longer than 1/3 of the joist's depth.
  • Holes must be 2 inches or more from the joist's edge.
  • The maximum hole diameter is 1/3 of the depth of the joist.
Recommend that a qualified contractor evaluate and repair as necessary, and per standard building practices.
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31) One or more loose handrails were noted. Also, one or more handrails had no returns installed, where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a safety hazard. Recommend that a qualified person install returns per standard building practices.
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32) Carpet was installed in the basement. Carpet absorbs and retains moisture and odors in humid environments such as basements. Monitor carpeted areas for moisture and odors in the future. Carpeting may need removal and/or replacement with a moisture-resistant flooring material.
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33)   Reference Photos or additional items of note:
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Dehumidifier noted in basement may be indicative of past or present moisture problems.
 

Roof
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Roof inspection method: Partially traversed, Viewed from ground with telephoto lens
Condition of roof surface material: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full

34) Conducive conditions One or more "drip edge" flashing and/or trim at roof eaves (lower edges) or rakes (gable end edges) were loose, deteriorated and/or missing. Drip edge helps prevent water from soaking into the edges of the roof sheathing material (typically plywood or oriented strand board). This reduces the chance of fungal rot or deterioration from water damage in the roof sheathing. Recommend that a qualified contractor install drip edge flashings where missing and per standard building practices.
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35) Gaps were found in or around roof soffits and can allow birds or vermin to enter the attic. Recommend that a qualified person repair as necessary to eliminate gaps.
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36) Conducive conditions Rust/corrosion and/or exposed nail heads were noted at one or more roof-top appurtenances such as vents, masts, pipes, etc.. Metal may deteriorate to the point of needing replacement. Leaks can occur around such items if flashing or sealant doesn't form a waterproof seal with the corroded metal and/or if nail heads are not sealed. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person evaluate, repairreplace as necessary.
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37) Conducive conditions One or more composition shingles were damaged. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
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38) Conducive conditions Vegetation such as trees, shrubs, and/or vines overhung the roof surface or were in contact with the roof edge. Organic debris such as leaves or needles are likely to accumulate in gutters and on the roof surface. 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. Vegetation in contact with the roof can damage the roof surface and/or the roof drainage system. Recommend pruning vegetation so as to not be in contact with the roof and to not overhang the roof surface. If vegetation is too tall then it should be pruned at least 10 feet above the roof surface.
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39) Conducive conditions 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.
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40) One or more "dips" were noted at the ridge. Recommend that a qualified contractor evaluate and repair if necessary.
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41) Normally the inspector attempts to traverse roof surfaces during the inspection. However, due to safety concern due to "give" in roofing material while being walked upon, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof surface.
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42)   Reference Photos or additional items of interest:
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Attic and Roof Structure
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Partially traversed
Location of attic access point #A: Bedroom closet
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
Roof structure type: Trusses
Ceiling structure: Ceiling beams
Condition of insulation in attic (ceiling, skylight chase, etc.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Fiberglass roll or batt
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Open soffit vents, Through the roof "mushroom" vent

43) Conducive conditions The facing on fiberglass batt insulation in the attic was exposed. In most cases, the facing is flammable and poses a fire hazard. Also, the facing typically acts as a vapor barrier, and if located away from the interior surfaces can trap moisture from condensation in the cavity between the facing and the interior spaces. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary. For example, by reinstalling or replacing insulation per standard building practices and per the manufacturer's instructions.

Note that the inspector was unable to evaluate areas obscured by insulation to determine if any damage (e.g. rot, insect infestation) has already occurred due to moisture accumulation. When insulation repairs are made, recommend that the exposed structure be evaluated and repairs made if necessary.
Photo
Photo 43-1
 

44) One or more roof structure components were cracked/deteriorated and/or damaged. Recommend that a qualified person evaluate, repair/replace as necessary, according to current building practices.
Photo
Photo 44-1
Photo
Photo 44-2

45) The ceiling insulation in one or more areas of the attic was compacted or uneven, missing and/or substandard. Additional areas of missing, substandard or uneven insulation were revealed by the Flir thermal imaging camera. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).
Photo
Photo 45-1
Photo
Photo 45-2
Lighter areas indicate higher temperatures (attic was warming up in the sun).
Photo
Photo 45-3
Photo
Photo 45-4
Photo
Photo 45-5
Photo
Photo 45-6

46) One or more damaged/cracked roof trusses were noted which appeared to have been repaired. Moitor maintain/repair if necessary.
Photo
Photo 46-1
Probably DIY repair. Can be improved.
 

47) One or more attic access hatches or doors were not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency. For more information, visit:
http://www.reporthost.com/?ATTACC
Photo
Photo 47-1
Lighter colors indicate higher temperature.
 

48) One or more animal (e.g. bird, squirrel) nests were found in the attic. Nesting materials should be removed. Surrounding insulation should be repaired or replaced if necessary. Holes or openings into the attic (e.g. screens, gaps) should be repaired as necessary by a qualified person to prevent future nesting or vermin intrusion.
Photo
Photo 48-1
 

49) All attic areas and roof structures more than 6 feet from attic access point(s) #A were inaccessible due to lack of permanent walkways, ducts or pipes blocking and/or Limited access. These areas were not evaluated and are excluded from the inspection.
Photo
Photo 49-1
Photo
Photo 49-2
Air handler was inaccessible and was not evaluated.

Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of door between garage and house: Required repair, replacement and/or evaluation (see comments below)
Type of door between garage and house: Metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Roll
Number of vehicle doors: 2
Condition of automatic opener(s): Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Required repair or evaluation (see comments below)
Garage ventilation: Exists (window)

50) Appliances such as the water heater and/or boiler were subject to damage from vehicles because no protective barrier was installed in front of them. This is a potential safety hazard for fire and/or shock. A qualified contractor should install a barrier per standard building practices. For example, a steel post or specially made wood partition anchored in the concrete slab floor.

51) The self-closing device on the door between the garage and the house was missing/not installed. These devices are installed to keep the door closed to prevent possible fire and fumes from the garage from spreading to the house. Recommend that a qualified person install a self-closing device in accordance wih current building standards.
Photo
Photo 51-1
Photo
Photo 51-2
Missing strike plate.
Photo
Photo 51-3
 

52) One or more holes and/or areas with missing or substandard surface materials were found in the attached garage walls or ceilings. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices. For example, by patching openings or holes, firestopping holes or gaps with fire-resistant caulking, and/or installing fire-resistant wall covering (e.g. Type X drywall). For more information, visit:
http://www.reporthost.com/?AGFR
Photo
Photo 52-1
Photo
Photo 52-2

53) One of the automatic door openers were loose. Recommend that a qualified contractor evaluate and repair or replace opener(s) as necessary.
Photo
Photo 53-1
Substandard installation.
 

54) Some floor areas were obscured by stored items and couldn't be fully evaluated.

55)   Reference Photos or additional items of note:
Photo
Photo 55-1
 

Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Cold water supply pipes
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Basement
Location of sub-panel #C: Basement
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Branch circuit wiring type: Non-metallic sheathed, Copper
Smoke alarms installed: Yes, but appeared inoperable.
Carbon monoxide alarms installed: No, recommend install

56) The sheetrock and receptacle/switch/junction box cover plates had been removed from the basement laundry room. Exposed wiring and splices that were not in junction boxes pose a shock and/or fire hazard. Recommend that a qualified electrician repair/replace or safe off according to current building practices.
Photo
Photo 56-1
 

57) One or more receptacles appeared to be scorched. The wiring for these receptacles may be damaged due to overheating. Recommend that a qualified electrician replace such receptacles, evaluate related wiring and repair if necessary.
Photo
Photo 57-1
 

58) One or more ground fault circuit interrupter (GFCI) devices protecting receptacles at the kitchen, bathroom(s) and/or exterior wouldn't trip when tested, wouldn't trip with a test instrument and/or had an open ground or were miswired. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.
Photo
Photo 58-1
Would not trip with test instrument button.
Photo
Photo 58-2
Miswired receptacle.
Photo
Photo 58-3
Would not trip with GFCI test button.
Photo
Photo 58-4
Miswired/would not trip with test instrument button.

59) One or more electric receptacles at the garage and/or exterior 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:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
http://www.reporthost.com/?GFCI
Photo
Photo 59-1
Photo
Photo 59-2
Nothing about this receptacle was safe!
Photo
Photo 59-3
 

60) One or more cover plates for switches, receptacles or junction boxes were missing, loose, broken or had large gaps around cover plates. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
Photo
Photo 60-1
Photo
Photo 60-2
Photo
Photo 60-3
Photo
Photo 60-4

61) One or more receptacles were worn. Worn receptacles can work intermittently or when the plug is wiggled. They can overheat or arc and spark due to loose connections. This is a potential fire hazard. Recommend that a qualified electrician replace such receptacles as necessary.
Photo
Photo 61-1
 

62) Smoke alarms were missing from one or more bedrooms and/or in the attached garage. Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM

63) No permanently installed carbon monoxide alarms were found. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.reporthost.com/?COALRM

64) One or more branch circuit wires in panel(s) #A appeared to be undersized for their circuit breaker or fuse. This is a potential fire hazard. Recommend that a qualified electrician repair as necessary.
Photo
Photo 64-1
 

65) Non-metallic sheathed wiring was loose, unsupported, or inadequately supported at one or more locations. Such wiring should be trimmed to length if necessary and attached to runners or to solid backing with fasteners at intervals of 4 1/2 feet or less. Fasteners should be installed within 12 inches of all enclosures. Recommend that a qualified electrician repair per standard building practices.
Photo
Photo 65-1
Nothing was safe about this receptacle: unsupported junction box, missing cover plate, non-GFCI receptacle in wet area, unsupported cables.
 

66) One or more smoke alarms were missing, damaged, or missing components. Smoke alarms should be replaced as necessary. For more information, visit:
http://www.reporthost.com/?SMKALRM
Photo
Photo 66-1
 

67) Loose bushing can pose potential electric shock or fire hazard. Recommend that a qualified electrician repair as necessary.
Photo
Photo 67-1
This should be a two minute fix for a qualified electrician.
 

68) One or more slots where circuit breakers are normally installed were open in panel(s) #A. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.
Photo
Photo 68-1
 

69) Bare wire ends, or wires with a substandard termination, wire splices were exposed and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
Photo
Photo 69-1
 

70) One or more missing bushings where wires enter junction boxes. This is a potential safety hazard because the wiring insulation can be cut or abraded on the metal edge of the hole(s). Recommend that a qualified electrician install or repair bushings where necessary.
Photo
Photo 70-1
 

71) One or more receptacles and/or wall switches were damaged or needed adjustment. Recommend that a qualified electrician repair/replace as necessary.
Photo
Photo 71-1
 

72) One or more light fixtures and/or electric boxes installed outside were loose and/or damaged. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.
Photo
Photo 72-1
Photo
Photo 72-2

73) The front door's doorbell button was missing. Recommend that a qualified person repair as necessary.
Photo
Photo 73-1
 

74) The legend for circuit breakers or fuses in panel(s) #A and sub-panel C was not up to date, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
Photo
Photo 74-1
Photo
Photo 74-2

75) One or more screws that attach the cover or dead front to panel(s) #A were missing or not installed. Recommend installing screws where missing so the cover or dead front is secure. Only screws with blunt tips approved for this purpose should be installed, so wiring inside the panel is not damaged. Because energized wires may be located directly behind screw holes, the client should consider having a qualified electrician replace missing screws.

76)   Reference Photos or additional items of note:
Photo
Photo 76-1
Electric shock hazard: Exposed electrical wiring in bathroom. Repair as necessary.
Photo
Photo 76-2
Pool pump timer under deck not evaluated. Some corrosion noted in box. A qualified person should evaluate and repair/replace if necessary.
Photo
Photo 76-3
Electric service meter.
Photo
Photo 76-4
Main electrical panel, located in basement.
Main power disconnect, 200 Amp breaker, located at top of panel.
Photo
Photo 76-5
Sub-panel located next to main electrical panel in basement.
Photo
Photo 76-6
Photo
Photo 76-7
Photo
Photo 76-8
Substandard installation: One or more thermostats were loose.

Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water meter: Basement, under stairs.
Location of main water shut-off: under stairs (storage space)
Service pipe material: Copper
Condition of supply lines: Required repair, replacement and/or evaluation (see comments below)
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Location(s) of plumbing clean-outs: Basement
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Above ground
Location of main fuel shut-off valve: At oil tank

77) Copper water supply pipes were installed. Copper pipes installed prior to the late 1980s may be joined with solder that contains lead, which is a known health hazard especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained approximately 50% lead. The client should be aware of this, especially if children will be using this water supply system. Note that the inspector does not test for toxic materials such as lead. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions include:
  • Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than 6 hours
  • Install appropriate filters at points of use
  • Use only cold water for cooking and drinking, as hot water dissolves lead more quickly than cold water
  • Use bottled or distilled water
  • Treat well water to make it less corrosive
  • Have a qualified plumber replace supply pipes and/or plumbing components as necessary
For more information visit:
http://www.reporthost.com/?LEADDW
http://www.reporthost.com/?LEAD

78) Significant corrosion was found in some water supply pipes or fittings. Leaks can occur as a result. Recommend that a qualified plumber evaluate and replace components as necessary.
Photo
Photo 78-1
Photo
Photo 78-2

79) One or more hose bibs were not the "frost-free" design, and are more likely to freeze during cold weather than frost-free hose bibs. Recommend that a qualified plumber upgrade these with frost-free hose bibs to prevent freezing, pipes bursting, flooding and possible water damage.
Photo
Photo 79-1
 

80) Heating oil supply lines were exposed and subject to damage. This is a potential fire and/or contamination hazard. Recommend that a qualified contractor repairs as necessary in accordance to current building practices.
Photo
Photo 80-1
Recommend that decommissioned above ground oil tank should be removed.
 

81) Oil tank fill pipe support strap was loose. Maintain/repair as necessary.

Oil tank support was not plumb. Monitor, maintain/repair as necessary.
Photo
Photo 81-1
Photo
Photo 81-2

82) Plumbing/heating and or drain/waste pipes were located in an unheated space and are subject to freezing. Recommend insulating and monitoring as necessary.
Photo
Photo 82-1
Photo
Photo 82-2

83)   Reference Photos or additional items of note:
Photo
Photo 83-1
Plumbing vents need to be kept clear at all times.
Vent cover should be repaired/replaced as necessary.
Photo
Photo 83-2
Main water service, water meter and main shutoff valve located in basement storage space, under stairs.

Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Type: Integral with heating system, with storage tank
Energy source: Oil
Estimated age: 3 Years
Capacity (in gallons): 41
Temperature-pressure relief valve installed: Yes
Manufacturer: Amtrol
Location of water heater: Garage
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): ~106

84)   Reference photos or additional items of note:
Photo
Photo 84-1
Manufactured: September 2013
Photo
Photo 84-2
Photo
Photo 84-3
Water temperature can be adjusted from this control knob.
 

Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating distribution type(s): Pipes and convectors
Last service date of primary heat source: 09/21/2015
Source for last service date of primary heat source: Label
Condition of hydronic or steam heat system: Appeared serviceable
Type of hydronic or steam heat: Hydronic (hot water), Circulating pump, Baseboard
Hydronic or steam heat fuel type: Oil
Condition of burners: Not determined (inaccessible, obscured, or gas or oil service off)
Condition of venting system: Required repair, replacement and/or evaluation (see comments below)
Condition of combustion air supply: Appeared serviceable
Condition of cooling system and/or heat pump: Not determined
Cooling system and/or heat pump fuel type: Electric
Location of heat pump or air conditioning unit: Building exterior
Condition of cooling system and/or heat pump: Lennox

85) Black soot was noted inside garage, by boiler exhaust ducts. This is a potential carbon monoxide hazard. Recommend that a qualified person evaluate, repair/replace to current building standards.
Photo
Photo 85-1
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Photo 85-2

86) The heat pump or air conditioner condensing unit was not fully evaluated because the return air and one or more distribution registers were sealed with plastic. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that the inspector does not operate or replace overcurrent protection devices, or operate any controls other than normal controls (thermostat).

Note: The air handler fan kicked in when the thermostat was tested. The owner informed us that the central air system stopped producing cold air and will only circulate non-conditioned air. Recommend that an HVAC specialist evaluate. repair or replace as necessary. This is a potential major cost concern.
Photo
Photo 86-1
Photo
Photo 86-2
Photo
Photo 86-3
 

87) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be beyond this age and/or its useful lifespan. The owner informed client and inspector that the AC unit does not produce cold air and may need repairs/replacement.
Photo
Photo 87-1
Manufactured: May 1988
 

88) The pad for the heat pump or air conditioning condensing unit was not level. This unit requires adequate support. The compressor may be damaged if this unit is tilted 10 degrees or more. Also, the pad should elevate the unit above the soil to prevent corrosion. Recommend that a qualified person repair as necessary.
Photo
Photo 88-1
 

89) Permanent structures were too close to the heat pump or air conditioning condensing unit. There should be at least 12 inches of clearance on all sides and at least 4-6 feet above. Inadequate clearances around and above can result in reduced efficiency, increased energy costs and/or damage to equipment. Recommend making repairs or modifications as necessary to maintain these clearances, by a qualified contractor if necessary.
Photo
Photo 89-1
 

90) One or more air supply registers were loose or installed in a substandard way. Recommend that a qualified person repair as necessary so registers are securely attached and are flush with the surface on which they are installed.
Photo
Photo 90-1
 

91) Some hot water pipes for the heating system were not insulated. Energy efficiency will be reduced. Recommend insulating pipes per standard building practices (1 inch minimum, 2 or more inches is better).

92) One or more cooling ducts have were taped with duct tape, appeared deteriorated/damaged. Duct tape will deteriorate with time and heat, resulting in gaps. This can result in reduced energy efficiency and increased moisture in surrounding spaces. Recommend that a qualified HVAC contractor make permanent repairs as necessary. For example, by securely supporting ducts and installing approved tape or mastic at seams.
Photo
Photo 92-1
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Photo 92-2

93) Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).

Typically, the filters can be located either at the air handler or behind the main return air grill. Filter location was not determined. Recommend asking the owner about the central air filter configuration/location.

If the current location of the filter is at the air handler in the attic, which is not readily accessible, it may prevent the client from checking it monthly for replacing or washing. Indoor air quality can be reduced as a result. In some cases HVAC equipment can be damaged by very dirty filters. If that is the case, recommend consulting with a qualified HVAC contractor to determine options for relocating the filter(s) to a readily accessible location, such as behind a return air grill.
Photo
Photo 93-1
 

94) Condenser and siding should be cleared of debris.
Photo
Photo 94-1
Condenser and siding should be cleared of debris.
 

95)   Reference Photos or additional items of note:
Photo
Photo 95-1
Boiler emergency shutoff switch located by garage-dwelling door.
Photo
Photo 95-2
Boiler service switch.
Photo
Photo 95-3
Three heating zone valves and one valve for direct hot water coil.
Photo
Photo 95-4
Photo
Photo 95-5
Boiler manufactured: December 1998
Photo
Photo 95-6
According to the service tag, the last service date was 09/21/15.
Photo
Photo 95-7
Substandard baseboard installation and/or unsupported pipes.
Photo
Photo 95-8
Older thermostat for central air. Client may wish to replace with modern, programmable T-stat for better energy efficiency.
Photo
Photo 95-9
Exposed heat pipes noted inside bedroom closet. Be careful!
Photo
Photo 95-10
Screened intake. Keep clean.

Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Permanently installed kitchen appliances present during inspection: Oven, Cooktop, Dishwasher, Refrigerator, Microwave oven
Condition of counters: Appeared serviceable
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of dishwasher: Near, at or beyond service life
Condition of range, cooktop or oven: Required repair, replacement and/or evaluation (see comments below)
Range, cooktop or oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Not determined, "Dorm Fridge" present. Client will be purchasing full size unit.
Condition of built-in microwave oven: Appeared serviceable

96) 1 cooktop element(s) were inoperable. Recommend that a qualified person repair as necessary.
Photo
Photo 96-1
 

97) One or more cabinets, drawers and/or cabinet doors were damaged or deteriorated. Recommend that a qualified person repair or replace as necessary.
Photo
Photo 97-1
 

98) Stains and moisture/water damage were found in the shelving or cabinets below the sink and cabinets below and adjacent to the cooktop. Many of the cabinets appeared to be at or beyond their useful life. Evaluate, repair/eplace as necessary.
Photo
Photo 98-1
Note: Open valve end not capped off - may cause water damage.
Photo
Photo 98-2
Photo
Photo 98-3
 

99) The exhaust fan over the range recirculated the exhaust air back into the kitchen. This may be due to no duct being installed, baffles not being installed, or problems with duct work. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor evaluate and repair as necessary so exhaust air is ducted outdoors.
Photo
Photo 99-1
 

100) The sink faucet was loose. Recommend that a qualified person repair as necessary.
Photo
Photo 100-1
 

101) The estimated useful life for most kitchen appliances is 10-15 years. One or more appliances (dishwasher) appeared to be near, at or beyond their service life. Even if operable, recommend budgeting for replacements in the near future.
Photo
Photo 101-1
 

102)   Reference Photos or additional items of note:
Photo
Photo 102-1
Non-standard plumbing under kitchen sink. Air gap looped to itself, uncapped valve.
Photo
Photo 102-2
Poison trap in cabinet is indicative of past or present insect problem.
Photo
Photo 102-3
Top oven elements appeared to be serviceable.
Photo
Photo 102-4
One or more missing bulbs prevented all light fixtures from being fully evaluated.
Photo
Photo 102-5
Bottom oven elements appeared to be serviceable.
 

Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Full bath, first floor
Location #B: Full bath, Master bath
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Spot exhaust fans
240 volt receptacle for laundry equipment present: Yes

103) The clothes dryer was equipped with a vinyl or mylar, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. They can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow and cause overheating. Recommend that such ducts be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. For more information, visit:
http://www.reporthost.com/?DRYER
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104) The clothes dryer exhaust duct appeared to need cleaning. Significant amounts of lint build-up were visible and may reduce air flow. This is a fire hazard. Recommend that a qualified person clean this duct now and as necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service. For more information, visit:
http://www.reporthost.com/?DRYER
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105) Conducive conditions The toilet at location(s) #A and B were loose where it attached to the floor. Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
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106) Conducive conditions Tile, stone and/or grout in the flooring at location(s) #A was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the sub-floor as a result. Recommend that a qualified contractor repair as necessary.
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DIY tile installation.
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One or more loose tiles noted.

107) The shower door at location(s) #B wouldn't latch or close fully. Water can leak out of the enclosure during showers. Recommend that a qualified person repair as necessary.
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108) One or more cabinets, drawers and/or cabinet doors at location(s) #B were damaged or deteriorated. Recommend that a qualified person repair or replace as necessary.
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109) The cover to the exhaust fan at location(s) #A and B was missing. Recommend that a qualified person repair or replace covers as necessary.
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Bulb out? Exhaust fan appeared serviceable.
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110) The bathtub at location(s) #A drained slowly. Recommend clearing drain and/or that a qualified plumber repair if necessary.
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111) Rubber water supply hoses were installed at the clothes washer. These hoses are prone to bursting when deteriorated, which can result in flooding and significant water damage. Recommend upgrading to braided, stainless steel hoses.

112) Conducive conditions Gaps, no caulk, or substandard caulking were found between the shower enclosure and the walls at location(s) #B. Water can penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
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113) Gaps, no caulk, or substandard caulking were found between countertops and backsplashes at location(s) #B. Water can penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing or replacing caulk.
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114) Caulk around the base of the toilet at location(s) #A and B was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.

115) The shower head at location(s) # was leaking. Recommend that a qualified person repair as necessary.
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116)   Reference Photos & additional items of note:
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Bathroom at location #A was in a state of unfinished construction. The sink water supply lines were capped off and the sink was not installed. Note that uncapped sink waste pipe can potentially allow sewer gasses to enter the home, posing possible health risks as well as unpleasant odors.
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Access restricted by stored items under one or more bathroom sinks.
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Bathroom drywall needs patching...
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Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Wood, Metal, Glass panel, Sliding glass
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Double-hung
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet, Wood or wood products, Tile
Condition of stairs, handrails and guardrails: Appeared serviceable

117) Guardrails at one or more locations with drop-offs higher than 30 inches had gaps that were too large. This poses a safety hazard for children (e.g. falling, getting stuck in railing). Guardrails should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. At a minimum, the client should be aware of this hazard. Recommend that a qualified contractor repair or replace guardrails per standard building practices.
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118) InfestationDamageConducive conditions Extensive Wood Destroying Organism/Insect damage noted that may have undermined one or more structural components. One or more sagging/uneven floors noted. Recommend that a state licensed exterminator evaluate and treat as necessary. A qualified structural engineer should evaluate full extent of damage. A qualified contractor should carry out repairs per engineers instructions/recommendations.
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Window frame was "wobbly".
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119) Conducive conditions Condensation or staining was visible between multi-pane glass in many windows. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.

Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.
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120) Trim framing and/or jambs around one or more exterior doors was deteriorated and/or loose. Recommend that a qualified person repair or replace as necessary.
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Framing moved in and out when pushed.

121) Damage Fungal rot was found at one or more exterior door jambs. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
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122) One or more interior doors wouldn't latch, were difficult to latch, were sticking in door jamb or difficult to operate. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.
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123) One or more windows mechanisms broken/deteriorated (window does not stay open). Evaluate, repair/replace as necessary.
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124) One or more screen doors and/or storm doors were damaged, deteriorated and/or difficult to open or close. Recommend that a qualified person evaluate and repair or replace as necessary.
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125) Damaged door frame and/or trim noted at one or more interior doors.
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126) Some exterior door hardware, including locksets, deadbolts and/or strike plates were damaged and/or missing. Recommend that a qualified person repair or replace as necessary.
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Missing strike plate.
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127) The lock mechanisms on one or more sliding glass doors were missing. Recommend that a qualified person repair as necessary.
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128) Some interior door hardware (locksets and/or door knobs) were damaged and/or loose. Recommend that a qualified person repair or replace as necessary.
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129) Fixtures such as closet shelving and/or clothes hanger poles were loose and/or deteriorated. Recommend that a qualified person repair or replace as necessary.

130) Squeaking or creaking noises occur when walking on one or more sections of flooring.
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131) Screens were missing from one or more windows. These windows may not provide ventilation during months when insects are active.

132) Concrete slab floors were obscured by carpeting and couldn't be fully evaluated.

Wood Destroying Organism Findings
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Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection.
Visible evidence of active wood-destroying insects: No
Visible evidence of active wood decay fungi: No
Visible evidence of past wood-destroying insects: No
Visible evidence of past wood decay fungi: No
Visible evidence of damage by wood-destroying insects: Yes
Visible evidence of damage by wood decay fungi: Yes
Visible evidence of conditions conducive to wood-destroying organisms: Yes
Evidence of prior treatment of wood-destroying insects: Insect control stations noted around perimeter of the home. Owner informed inspector and client that she placed the stations to control "termite" infestation.
Location #A: Basement
Location #B: 1st floor - Dining area
Location #C: Exterior trim
Location #D: Other basement areas

133) Damage Because of apparent structural damage at location(s) #A, B, C and D, recommend that a qualified contractor evaluate and repair as necessary. All wood significantly damaged by wood-destroying insects or fungal rot should be replaced or removed.

134) Infestation Evidence of past infestation of unspecified wood-destroying insects was found at location(s) #A, B, C and D in the form of frass and/or galleries or holes in wood with visible wood damage. Recommend the following:
  • Correct any conducive conditions for wood-destroying organisms mentioned in this report.
  • Consult with the property owner about any history of infestation.
  • Have a state-licensed pest control operator evaluate further and treat as necessary.
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Multiple mud tunnels noted.
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One or more insect control stations noted around perimeter of the home.
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Radon Test Results
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Radon: Charcoal, Test Complete
EPA Guidelines: Consider Taking Action

135) Radon Test Results indicated an average level of 2.6 pCi/L over the test period.

Radon Test Results indicate that this property falls within the EPA's "Consider" action range of 2.0 pCi/L - 3.9 pCi/L (pico Curies per Liter).

The EPA recommends that you consider mitigation action but action is not "required".

Visitwww.epa.gov/radonfor complete information.


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