I.P.I. Home Inspections

Website: http://www.reporthost.com/ipihi
Email: cobralb@optonline.net
Phone: (631) 278-7142
6 Marigold Ct. 
Holtsville, New York 11742
Inspector: Larry Baker
NYS Lic # 16000035319

Property Inspection Report
Client(s): Joe Smith
Property address: 50 Main Street
Anytown, New York 11555
Inspection date: 2-27-2006
This report published on 4/8/2009 6:06:29 PM EDT

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This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

 
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:
SafetyPoses a risk of injury or death 
Major DefectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
ServiceableItem or component is in servicable condition 
CommentFor your information 

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
Exterior
Roof
Garage
Attic
Electric service
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Kitchen
Bathrooms
Interior rooms
 
General information Return to table of contents
Report number: 2272009-1
Inspector's name: Larry Baker
Type of building: Single family Levitt dormered ranch
Age of building: 57 years
Time started: 10:00 Am
Payment method: Check, Cash
Present during inspection: John Smith
Occupied: Yes
Temperature: cool 50 degrees
Front of structure faces: North
Main entrance faces: North
Foundation type: Slab on grade
1) Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:
  • The Environmental Protection Association (http://www.epa.gov)
  • The Consumer Products Safety Commission (http://www.cpsc.gov)
  • The Center for Disease Control (http://www.cdc.gov)
     
    Exterior Return to table of contents
    Footing material: Poured in place concrete
    Foundation material: Poured in place concrete
    Apparent wall structure: Wood frame
    Footing material: Poured in place concrete
    Foundation material: Poured in place concrete
    Apparent wall structure: Wood frame
    Wall covering: Vinyl Cannot verify if original siding was removed
    Driveway material: Asphalt
    Sidewalk material: Poured in place concreteNumerous cracks and heaving
    Exterior door material: Solid core steel
    2) One or more trip hazards were found in the driveway due to cracks, settlement and/or heaving. Recommend having a qualified contractor evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.

    Photo 6  
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    3) One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.

    Photo 7  
    Photo 20  
    4) Sidewalks and/or patios have significant cracks and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary.

    Photo 3       		 
    5) Screen door is not opening completely due to the location of the soffit and overhang.

    Photo 36       		 
    6) One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.

    Photo 12       		 
    7) Missing gutters on overhang by front door creates a hazard on entering and exiting in inclement weather. Gutters will prevent water from cascading down on people trying to enter or exit through the front door.

    Photo 11       		 
    8) Wood trim around garage window needs to scraped, repaired and painted. Exposed wood needs to be maintained.

    Photo 24       		 
    9) Cracked corner moulding on southwest corner of home

    Photo 30       		 
    10) Fences and/or gates are damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary.

    Photo 17  
    Photo 31  

    Photo 32       		 
    11) On chimney inspection, there appears to some loose mortar on south and north sides towards the top

    Photo 34       		 
    12) One or more light fixtures are damaged and/or deteriorated. A qualified electrician should evaluate and repair or replace light fixtures where necessary.

    Photo 21       		 
    13) Loose j moulding on back dormer.

    Photo 22  
    Photo 23  
    14) One or more fence gates are difficult to open, close and/or latch, or are damaged and/or deteriorated. Repairs should be made as necessary, and by a qualified contractor if necessary, so gates operate easily.

    Photo 17       		 
    15) One or more unlined wooden planter boxes are attached to the side of the house. Wood soil contact exists in such boxes and is a conducive condition for wood-destroying insects and organisms. Recommend either removing them, or modifying them so that no wood-soil contact exists (install plastic or metal liners), and so that they are well drained.

    Photo 13       		 
    16) One or more downspouts are missing. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should install downspout(s) where missing. Also recommend installing extensions such as splashblocks or tie-ins to underground drain lines as necessary to carry rainwater away from the house.

    Photo 27  
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    17) Siding is incomplete or missing in one or more areas. A qualified contractor should install siding where missing to prevent water and vermin intrusion.

    Photo 9  
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    18) Front yard has a minor depression on the front lawn. Suggest monitoring . Proper grading might be needed to prevent the possibility of pooling of water.

    Photo 4       		 
    19) One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:
  • Hydraulic cement. Requires chiseling a channel in the crack to apply.
  • Resilient caulks (easy to apply).
  • Epoxy sealants (both a waterproof and structural repair).

    Photo 20  
    Photo 25  
    20) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

    Photo 38  
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    21) One or more outside faucets were not evaluated due to their being winterized , and are excluded from this inspection.

    Photo 45       		 
    22)   Columns at the front of the house are showing rot at contact to cement

    Photo 8       		 
     
    Roof Return to table of contents
    Roof inspection method: Viewed from ground with binoculars
    Roof type: Gable
    Roof covering: Asphalt or fiberglass composition shinglesRoof appears to be new
    Estimated age of roof: 1-2 years
    Gutter & downspout material: Aluminum
    Roof ventilation: Unable to determine (no access to attic spaces)
    23) Roofing nails in one or more areas have loosened or backed out. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails and applying sealant.

    Photo 18  
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    Garage Return to table of contents
    24) The garage-house door poses a fire risk because it's not fire-rated (metal or solid-core construction). A qualified contractor should replace this door with a fire-rated door.

    Photo 140       		 
    25) The vehicle door is difficult or unable to open or close. Vehicle doors should open and close smoothly and easily. A qualified contractor should evaluate and make repairs as necessary. Rollers on the bottom appear to be rusted.

    Photo 153       		 
    26) The weatherstrip around the back exterior entry door is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.
    27) Much of the garage, including areas around the interior perimeter and in the center are excluded from this inspection due to lack of access from stored items.
    28) Most areas inside the garage, including the perimeter, areas in the center, and one or more vehicle doors were obscured by stored items and/or debris and couldn't be fully evaluated.
    29)   Water staining was evident on sheetrock ceiling and on back wall

    Photo 145  
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    Photo 147  
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    Attic Return to table of contents
    Inspection method: Not inspected
    Roof structure type: Not visible
    30) No accessible attic spaces were found or inspected at this property.
     
    Electric service Return to table of contents
    Primary service type: Overhead
    Primary service overload protection type: Circuit breakers
    Service amperage (amps): 150
    Service voltage (volts): 120/240
    Location of main service switch: West wall of Living Room
    Location of main disconnect: Breaker at top of main service panel
    Service entrance conductor material: unable to determine due to cover being painted to the wall wall - could not remove without damage to the wall
    System ground: Ground rod(s) in soil, Cold water supply pipes, Copper
    Main disconnect rating (amps): 150
    Branch circuit wiring type: Copper
    Solid strand aluminum branch circuit wiring present: Can't verify
    Smoke detectors present: Yes one battery unit in upstairs hallway
    31) One or more knockouts have been removed inside the main service panel where no wires and bushings are installed, and no cover(s) have been installed to seal the hole(s). This is a safety hazard due to the risk of fire. A qualified electrician should install knockout covers where missing.

    Photo 128       		 
    32) One or more screws are missing from the main service panel cover and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.

    Photo 128       		 
    33) The electric service to this property appears to be rated at substantially less than 200 amps, and may be inadequate for the client(s) needs. Recommend consulting with a qualified electrician about upgrading to a 200 amp service.
    34) The main service panel cover couldn't be removed due to accumulation of paint and/or wall finishing materials. This panel wasn't fully evaluated. Repairs should be made so the cover can come off easily.
    35) The main service panel cover couldn't be removed due to lack of access from stored items and/or debris. This panel wasn't fully evaluated. The cover was painted to match the wall. In addition, there was a couch in front of panel.
     
    Heating and cooling Return to table of contents
    Estimated age: 2 Years
    Primary heating system energy source: Oil
    Primary heat system type: Baseboard, Hot water, Circulating pump
    Primary A/C energy source: N/A
    Distribution system: Hydronic hot water baseboard
    Manufacturer: Well Mclain
    Model: P-WGTO-3L
    Last service date: 7-18-07
    36) Combustible materials were found on the top and/or sides of the furnace or boiler. Clearances are allowed, then this is a fire hazard. Combustible materials should then be moved, or repairs made by a qualified contractor. Fire rated 5/8 inch sheetrock should be installed above boiler.

    Photo 101       		 
    37) The last service date of this system appears to be more than one year ago, If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit:
    http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

    Photo 98       		 
     
    Plumbing and laundry Return to table of contents
    Location of main water shut-off valve: Believe to be in Laundry room behind toilet. Could not verify without homeowner present.
    Location of main water meter: Front yard on front lawn west end
    Visible fuel storage systems: Above ground tank on east side of home
    Water service: Public
    Service pipe material: Not visible
    Supply pipe material: Copper
    Vent pipe material: Not visible
    Drain pipe material: Copper
    Waste pipe material: Copper
    38) The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information, visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

    Photo 114       		 
    39) Believe this to be the home shut off valve. Suggest having homeowner verify. Suggest changing over to an up to date ball valve.

    Photo 119       		 
    40) The washing machine is installed over a finished living space and has no catch pan or drain installed. These are not commonly installed, but they are recommended to prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Recommend having a qualified contractor install both a catch pan and drain.
    41) Stains were found in one or more sections of drain and/or waste pipes. Recommend monitoring these areas in the future, and if leaks are found, have a qualified plumber evaluate and repair as necessary. Alternatively, the client(s) may wish to have a qualified plumber evaluate now and repair if necessary.

    Photo 118       		 
    42) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
     
    Fireplaces, woodstoves and chimneys Return to table of contents
    Fireplace type: Masonry
    Chimney type: Masonry
    43) One or more chimney flues do not have a screened cover installed. Screened covers prevent the following:

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

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

    Photo 34       		 
    44) All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary. Recommend a Level II cleaning and inspection.
    45) One or more fireplace and/or woodstove hearths are damaged and/or deteriorated. For example, loose or broken tiles and/or bricks. A qualified contractor should evaluate and make repairs as necessary.

    Photo 78  
    Photo 79  
    46) No damper is visible in one or more fireplaces. This can result in increased energy costs due to unconditioned air entering living spaces, or due to conditioned air exiting living spaces through the chimney. A qualified chimney service contractor should evaluate and make modifications as necessary, such as installing a closeable damper.

    Photo 82       		 
    47) The masonry chimney's mortar is deteriorated and should be repaired to prevent further, significant deterioration. Recommend having a qualified chimney service contractor or mason evaluate chimney and repair as necessary. This will likely require repointing the mortar.

    Photo 34       		 
     
    Kitchen Return to table of contents
    48) Outlets on counted by Kitchen sink are not GFCI or GFCI protected. Suggest a qualified electrician evaluate.

    Photo 92       		 
    49) One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

    Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.
    50) The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit:
    http://www.google.com/search?q=range+anti+tip+device
    51) The oven and/or broiler door handle(s) are loose and/or missing. Repairs should be made as necessary, and by a qualified appliance technician if necessary, such as tightening or replacing handles.
    52) One or more electric receptacles are broken or damaged. This is a safety hazard due to the risk of fire and shock. A qualified electrician should replace them as necessary.

    Photo 94  
    Directly above the kitchen sink.
    		  
    53) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.

    Photo 94  
    Directly above the kitchen sink.
    		  
    54) One or more faucets leak by handle(s) or at their base when turned on. A qualified plumber should evaluate and repair as necessary. Under kitchen sink, the supply valve for the dishwasher.

    Photo 102       		 
    55) One or more stove top burners are inoperable. A qualified appliance technician should evaluate and repair as necessary.
    56) One or more cabinets and/or drawers are damaged and/or deteriorated. A qualified contractor should evaluate and repair or replace cabinets and/or components as necessary.

    Photo 105  
    Sink base with a water damaged shelf
    Photo 122  

    Photo 124  
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    Photo 137       		 
    57) Drawers are difficult to open and close in one or more cabinets. A qualified contractor should evaluate and repair as necessary.
    58) The kickplate at the base of the dishwasher is missing, loose and/or damaged. Repairs should be made as necessary, or the kickplate should be replaced, and by a qualified contractor if necessary.
    59) Shelving or other components are missing from one or more cabinets. Missing shelving and/or components should be replaced, and by a qualified contractor if necessary. The shelf in sink base has become separated and is resting on floor.

    Photo 105  
    Sink base with a water damaged shelf
    		  
    60) Water damage was found in the shelving or cabinet components below one or more sinks. A qualified contractor should evaluate and make repairs as necessary.

    Photo 102       		 
    61) Vinyl flooring is damaged and/or deteriorated in one or more areas. A qualified contractor should replace or repair the damaged flooring.

    Photo 134       		 
    62) The bracket that attaches the dishwasher to the underside of the countertop is loose, missing or installed in a substandard way. Repairs should be made as necessary, such as installing or reinstalling the bracket, and by a qualified contractor if necessary.

    Photo 123       		 
    63) One or more kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.
     
    Bathrooms Return to table of contents
    64) One or more faucets leak by handle(s) or at their base when turned on. A qualified plumber should evaluate and repair as necessary.

    Photo 120       		 
    65) One or more sinks is loose, or not securely attached to the wall behind it. A qualified contractor should evaluate and repair as necessary.

    Photo 117       		 
    66) Tile and/or grout around one or more bathtubs is damaged or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.

    Photo 73       		 
    67) One or more cabinets and/or drawers are damaged and/or deteriorated. A qualified contractor should evaluate and repair or replace cabinets and/or components as necessary.

    Photo 70       		 
    68) Tile, stone and/or grout flooring is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.

    Photo 72  
    Photo 73  
    69) One or more bathrooms with a shower do not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
    70) One or more bathtub drains slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.
    71) Vinyl supply line for upstairs bathroom should be replaced with a " no burst type".

    Photo 74       		 
    72)   Missing wall tile next to vanity.

    Photo 67       		 
     
    Interior rooms Return to table of contents
    73) One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

    Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.

    Photo 87  
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    Photo 90  
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    74) Relatively few electric receptacles are installed in one or more interior rooms. This can result in "octopus" wiring with extension cords, which is a fire hazard. A qualified electrician should evaluate and install additional receptacles as necessary and as per standard building practices.
    75) Two-pronged electric receptacles rather than three-pronged, grounded receptacles are installed in one or more interior rooms. They are considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include:

  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Clothes dryers
  • Dishwashers
  • Kitchen food waste disposers
  • Information technology equipment
  • Sump pumps
  • Electrical aquarium equipment
  • Hand-held motor-operated tools
  • Stationary and fixed motor-operated tools
  • Light industrial motor-operated tools
  • Hedge clippers
  • Lawn mowers

    This list is not exhaustive. A qualified electrician should evaluate and install grounded receptacles as per the client(s)' needs and standard building practices.
    76) Incandescent light fixtures in one or more closets are too close to shelves and/or storage areas. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot light fixtures, and glass enclosures or lamps may be broken. Standard building practices require incandescent closet light fixtures to have the following clearances:

  • 12 inches from shelves and spaces above shelves
  • 12 inches above the highest closet pole

    A qualified electrician should evaluate and repair as necessary and as per standard building practices.
    77) Non-metallic sheathed wiring is routed in closet across from laundry room so it is subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities.
    78) Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities. The exposed wires were noted in the hall closet.

    Photo 157       		 
    79) Only one smoke alarm was detected. This is a safety hazard. A qualified electrician should install smoke alarms as per standard building practices (functioning one exists in hallways leading to bedrooms, and in each bedroom, etc.). For more information, visit:
    http://www.cpsc.gov/cpscpub/pubs/5077.html
    80) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:
    http://www.google.com/search?q=old+smoke+alarms
    81) An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
    82) Lamp holders or light fixtures with fully or partially exposed bulbs are installed in the downstairs closet. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.
    83) One or more exterior entrance doors are of hollow-core construction rather than solid core. This may represent a security hazard since these doors are easily broken. Hollow-core, exterior entrance doors should be replaced with solid core doors by a qualified contractor.
    84) Handrail(s) at some stairs are loose. This is a safety hazard. A qualified contractor should make repairs as necessary. For example, installing new fasteners and/or hardware so handrails are securely attached.
    In addition, the post at the bottom of the steps is lose and has a crack from the base.

    Photo 71  
    Photo 75  

    Photo 76       		 
    85) Cover plate(s) are broken at one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be replaced where necessary.
    86) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:
    http://www.cpsc.gov/cpscpub/pubs/5077.html
    87) One or more electric receptacles appear to have no power. Recommend asking the property owner(s) about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.

    Photo 94  
    Directly above the kitchen sink.
    		  
    88) One or more light fixtures are damaged and/or deteriorated. A qualified electrician should evaluate and repair or replace light fixtures where necessary.

    Photo 21  
    Photo 164  
    89) One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
    90) One or more deadbolt mechanisms are inoperable or difficult to operate. A qualified contractor should evaluate and repair as necessary.
    91) Wood rot noted at base of bay window.

    Photo 129       		 
    92) Minor sheetrock damage to wall at base in upstairs bedroom.

    Photo 62       		 
    93) One or more doors will not latch when closed. Repairs should be made as necessary, and by a qualified contractor if necessary. For example, aligning strike plates with latch bolts and/or replacing locksets.

    Photo 63  
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    Photo 160       		 
    94) The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary. In addition , the wood jam is cracked due to the tension on door closer.

    Photo 35       		 
    95) Trim is missing in one or more areas. Recommend having a qualified contractor install trim where missing.

    Photo 55  
    Photo 56  
    96) Missing guides on closet doors

    Photo 51  
    Photo 57  
    97) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.

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