K.D.Milton's Home Inspections

Concerns are shown and sorted according to these types:

	Safety	Poses a risk of injury or death
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Minor Defect	Correction likely involves only a minor expense
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Monitor	Recommend monitoring in the future
	Comment	For your information

1) General information: - This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
2) General information: - This property is in need of some small to moderate repair, and maintenance.
Each of these items that will be in this report will likely require further evaluation and repair by a handyman or licensed tradespeople. Obtain competitive estimates for these items. Other minor items are also noted in the following report and should receive eventual attention. All repairs should be made before final settlement of the transactions/home.
5) Exterior: - Cracks, deterioration, leaning and/or bowing were found in one or more retaining walls. Because of the height or proximity to foundations or property lines, a qualified structural engineer should evaluate to determine what repairs are necessary. Repairs should be made by a qualified contractor.
6) Exterior: - One or more guardrails were wobbly, unsafe due to large gaps. This is a safety hazard. Standard building practices require that they:

Not have gaps or voids that allow passage of a sphere equal to or greater than four inches in diameter

A qualified licensed contractor should evaluate and repair, replace or install guardrails as necessary, and as per standard building practices.
7) Exterior: - One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibbs where missing. They are available at most home improvement stores and are easily installed.

For more information, visit: http://search.ifas.ufl.edu/search?site=edis&output=xml_no_dtd&proxystylesheet=edis_frontend&client=edis_frontend&filter=0&getfields=author.department&q=backflow+devices
8) Exterior: - One or more wall-mounted exterior light fixtures have wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.
9) Exterior: - Soffit boards are damaged or deteriorated in one or more areas. A qualified licensed handyman/contractor should evaluate and make repairs as necessary.
10) Exterior: - Cracks, deterioration and/or damage were found in one or more areas of the stucco siding. A qualified licensed handyman or a contractor should evaluate and make repairs and/or replace stucco siding as necessary.
11) Exterior: - In numerous places around the house the stucco has gone from broken to just being thin in areas. Recommend having a qualified licensed handyman repair to prevent moisture and insects from entering interior walls and the house.
12) Exterior: - Elevated levels of moisture were found in one or more wall and or floor areas. This may be due to the sprinklers and the section not being sealed against water. A qualified licensed handyman/contractor should evaluate and repair as necessary.
13) Exterior: - Rot or water damage was found at one or more decks, porches or balconies in decking boards, joists. A qualified licensed person should evaluate and repair as necessary. All rotten wood should be replaced.
14) Exterior: - One or more light fixtures are damaged and/or deteriorated. A qualified licensed handyman or an electrician should evaluate and repair or replace light fixtures where necessary.
15) Exterior: - Recommend cleaning walls and treating with a waterproof sealant claiming to waterproof, block ultraviolet light, and stop mildew. Consumer Reports recommends these products:

Olympic Natural Look Protector Plus
16) Exterior: - Moderate cracks (1/8" to 3/4") present in foundation. These may be a structural concern and the client may wish to hire a geotechnical engineer to evaluate possible soil movement and/or a structural engineer to evaluate the integrity of the structure. At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including:

Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.
17) Exterior: - The main water shut-off valve was in contact with the soil below. Corrosion is more likely to occur as a result. Soil should be graded, or modifications made as necessary so the valve is not in contact with the soil below.
18) Exterior: - Gas meter is serviceable. Recommend monitoring in the future. If there appears to be a smell coming from the main call the local utility company to have a technician evaluate and repair.
23) Electric service: - This property has one or more Zinsco brand main service or sub panels. These panels and their circuit breakers have a variety of problems including:

Breakers that appear to be tripped when they're not

These problems are a safety hazard due to the risk of fire. Recommend having a qualified licensed handyman/electrician replace any and all Zinsco brand panels.

If the Zinsco panel(s) are not replaced, then a qualified electrician should thoroughly evaluate the panel(s) and components within and make repairs as necessary. Recommend installing smoke detectors above Zinsco panels. For further information click on this web site. http://www.inspect-ny.com/electric/Zinsco.htm
24) Electric service: - This property has one or more main service or sub panels that use Zinsco brand circuit breakers. These panels and circuit breakers have a variety of problems including:

Breakers that appear to be tripped when they're not

These problems are a safety hazard due to the risk of fire. Recommend having a qualified licensed handyman/electrician replace any and all panels that use Zinsco brand circuit breakers.

If the panel(s) are not replaced, then a qualified electrician should thoroughly evaluate the panel(s) and components within and make repairs as necessary. Recommend installing smoke detectors above such panels. For further information click on this web site. http://www.inspect-ny.com/electric/Zinsco.htm
25) Electric service: - Neutral wires are doubled or bundled together on the neutral bus bar. This is unsafe due to the need to turn off multiple circuit breakers to work on any of the circuits using these wires. A qualified handyman/electrician should evaluate and repair as necessary.
26) Electric service: - Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Centigrade. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950 may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Centigrade. Connecting older, 60 degree-rated wiring to such newer fixtures is a potential safety hazard due to the risk of fire. Repairs for such conditions often involve replacing the last few feet of wiring to newer fixtures with new 90 degree-rated wire. This often requires installing a junction box to join the old and new wiring.

It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware that this safety hazard may be present in this building. Recommend consulting with the property owner to determine if and when newer fixtures were installed, and/or to have a qualified electrician evaluate and repair as per standard building practices.
27) Electric service: - The legend for overcurrent protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified handyman/electrician may be necessary.
30) Roof: - Roof repairs were needed because some composition shingles had the following conditions: granules worn away, lifting, curling, cupping, cracking, deterioration. Leaks may occur as a result. A qualified licensed handyman/contractor should evaluate and repair as necessary. Most if not all problems with the shingles are on the ridges.
31) Roof: - Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
35) Garage: - The automatic door closing device (sprung hinges, etc.) on the garage-house door needs adjustment, repair or replacing. The door doesn't close and latch easily and/or completely via the force of the automatic closing device. This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces. A qualified licensed handyman/contractor should evaluate and make repairs as necessary.
36) Garage: - The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified licensed handyman/contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
37) Garage: - One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified licensed handyman/electrician should evaluate and repair as necessary.
38) Garage: - Weatherstrip around or at the bottom of the garage-house door is missing. It should be installed where missing and as necessary to prevent vehicle fumes from entering living spaces.
39) Garage: - No ground fault circuit interrupter (GFCI) outlets installed. GFCI outlets help prevent electric shocks in areas that may have water present. Recommend having a qualified licensed handyman/electrician install one or more GFCI outlets.
40) Garage: - The roof structure needed repair in one or more areas due to the following conditions: damage. A qualified licensed handyman/contractor should evaluate and repair as necessary, and as per standard building practices.
41) Garage: - Stains were found in one or more ceiling,wall and or floor 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 licensed handyman/contractor should evaluate and repair as necessary.
43) Water Heater: - The water heater's seismic straps or struts were substandard. For example, they may allow significant movement or use improper fasteners. This is a potential safety hazard. Leaks may also occur in water supply pipes. A qualified licensed handyman/person should evaluate and either repair existing straps or install new straps or struts as necessary and as per standard building practices.
44) Water Heater: - When you move into a house or apartment that has been vacant, hydrogen gas may have built up in hot water lines, which could cause an explosion. The same is true when you return home from a vacation or open up a vacation home that has been shut. Run the hot water from any faucet for at least five minutes to purge the water line. For more information please go to:
http://www.elcosh.org/docs/d0400/d000435/d000435.html
47) Heating and cooling: - Gaps or holes were found around the heater base. This is a potential safety hazard because exhaust gases can be drawn into the return air flow, and enter living spaces. A qualified licensed handyman/HVAC professional should evaluate and seal gaps or holes as necessary. For example, by installing:

Duct mastic combined with fiberglass tape
48) Heating and cooling: - One or more flexible gas supply connectors are routed through a metal cabinet. Standard building practices require that solid iron pipe be used where gas supply lines are routed through holes in metal cabinets. Continued vibration from this equipment may cause the edge of the metal cabinet to wear through the flexible connector, resulting in gas leaks. This is a safety hazard. A qualified licensed handyman/heating and cooling contractor should evaluate and make repairs and/or modifications as necessary.
49) Heating and cooling: - One or more air supply ducts are broken or disconnected. Increased moisture levels in unconditioned spaces and higher energy costs may result. A qualified licensed handyman/contractor should evaluate and make permanent repairs as necessary.
50) Heating and cooling: - The last service date of this system appears to be more than two years ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than two years ago, a qualified licensed handyman/heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future, or as per the contractor's recommendations.
53) Attic: - The ceiling insulation's R rating may be less than what's recommended for this area. Recommend having a qualified licensed handyman/contractor install additional insulation as per standard building practices for better energy efficiency.
54) Attic: - 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 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 handyman/contractor should evaluate and repair as necessary.
58) Interior Kitchen: - One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified licensed handyman/electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
59) Interior Kitchen: - The dishwasher was inoperable. A qualified licensed handyman/person should evaluate and repair or replace as necessary.
60) Interior Kitchen: - The range hood fan is inoperable. A qualified licensed handyman/contractor should evaluate and repair or replace the fan or the range hood as necessary.
61) Interior Kitchen: - The oven bake function appears to be inoperable. The client(s) should ask the property owner(s) about this, and if necessary, a qualified licensed handyman/appliance technician should evaluate and repair as necessary.
62) Interior Kitchen: - The oven broil function appears to be inoperable. The client(s) should ask the property owner(s) about this, and if necessary, a qualified licensed handyman/appliance technician should evaluate and repair as necessary.
63) Interior Kitchen: - One or more stove top burners are inoperable. The client(s) should ask the property owner(s) about this, and if necessary, a qualified licensed handyman/appliance technician should evaluate and repair as necessary.
64) Interior Kitchen: - The under-sink food disposal is inoperable. A qualified licensed handyman/plumber or contractor should evaluate and repair or replace the food disposal as necessary.
65) Interior Kitchen: - One or more faucets leak or drip when turned off. A qualified licensed handyman/plumber should evaluate and repair as necessary.
66) Interior Kitchen: - One or more sinks are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified licensed handyman/plumber if necessary.
67) Interior Kitchen: - Kitchen cabinets with minor wear noted. Recommend staining and sealing to prevent water damage to the cabinets
68) Interior Kitchen: - The tops of the counter top(s) has too many miscellaneous items to determine if there is a problem. Recommend asking current owner if there have been any problems with the counter tops.
73) Interior Bathrooms: - One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified licensed handyman/electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
74) Interior Bathrooms: - The clothes dryer was equipped with a vinyl, 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 on dryer safety issues, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
75) Interior Bathrooms: - What appears to be mold/mildew is in one or more showers. This may be a health risk to sensitive individuals. Recommend using a small amount of diluted bleach to remove. If that does not work, recommend having a professional mold test to determine the extent of the problem.
76) Interior Bathrooms: - One or more toilets are loose. A qualified licensed handyman/contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
77) Interior Bathrooms: - The following conditions were found in flooring at the base of the toilet in one or more bathrooms: discolored vinyl, elevated moisture levels. A qualified licensed handyman/contractor should remove toilet(s) where necessary for further evaluation and repairs. The floor structure and flooring material below may need repair or replacement. Adequate time should be allowed for enclosed, wet floor structures to dry out after repairs are made and before floor cavities are closed off to prevent mold growth.
78) Interior Bathrooms: - The following conditions were found at the shower enclosure or door: misaligned. A qualified licensed handyman/person should evaluate and repair or replace as necessary.
79) Interior Bathrooms: - Floor tiles installed in "wet" areas have gaps between them. The wooden sub-floor beneath may be damaged by water intrusion. A qualified licensed handyman/contractor should evaluate, make repairs if necessary, and replace flooring with a waterproof floor such as sheet vinyl in wet areas.
80) Interior Bathrooms: - One or more leaks were found at water supply valves for the clothes washer. A qualified licensed handyman/plumber should evaluate and repair as necessary.
81) Interior Bathrooms: - 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 licensed handyman/contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
82) Interior Bathrooms: - Bathroom cabinets with minor wear noted. Recommend staining and sealing to prevent water damage to the cabinets
83) Interior Bathrooms: - Caulk is missing and/or deteriorated at one or more bathtubs. For example, where the tub base meets the floor below, where the tub surround meets the tub, and/or around the base of the tub spout. Caulk should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures.
84) Interior Bathrooms: - Caulk was deteriorated at the counter backsplash, around the sink in one or more bathrooms. A qualified licensed handyman/person should repair as necessary.
88) Interior rooms: - No smoke alarms are visible. This is a safety hazard. A qualified licensed handyman/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
89) Interior rooms: - Gaps larger than four inches were found in one or more guardrails. This is a safety hazard, especially for small children. A qualified licensed handyman/contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.
90) Interior rooms: - Carpeting in one or more rooms is loose and poses a trip hazard. A qualified licensed handyman/carpeting installation contractor should re-stretch or replace carpet as necessary.
91) Interior rooms: - Water stains or evidence of leaking were found at some windows. A qualified licensed handyman/person should evaluate and repair as necessary.
92) Interior rooms: - Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.
93) Interior rooms: - One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified licensed handyman/contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
94) Interior rooms: - Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the subfloor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering, and the access to the underside of the sub-floor. Recommend having a qualified licensed handyman/contractor evaluate and repair as necessary.
95) Interior rooms: - One or more bedroom doors has no gap between it and the floor below, or has a gap substantially less than one inch. This structure has a forced air heating system with centrally located return air ducts. When bedroom doors are closed, the only effective path for return air out of the bedrooms is under the doors. A minimum gap of one inch below bedroom doors is recommended to allow an adequate air flow for return air. Recommend trimming the bottoms of bedroom doors as necessary so each door has a minimum one inch gap at its base.
96) Interior rooms: - Carpeting in one or more rooms is damaged and/or significantly deteriorated. Recommend replacing carpeting where necessary.
97) Interior rooms: - Trim is missing in one or more areas. Recommend having a qualified licensed handyman/contractor install trim where missing.
98) Interior rooms: - Fixtures such as door stops, towel bars and/or toilet paper holders are missing in one or more areas. Recommend having a qualified licensed handyman/contractor install fixtures where missing.
99) Interior rooms: - Glass in one or more windows is broken. A qualified licensed handyman/contractor should replace glass where necessary.
100) Interior rooms: - In one or more bedrooms the closet doors are not installed correctly. There is hardware missing or the doors are deteriorating. Recommend having a qualified licensed handyman/contractor evaluate and repair.
101) Interior rooms: - Stains were found in one or more ceiling/wall 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 licensed handyman/contractor should evaluate and repair as necessary.
106) Fireplaces, woodstoves and chimneys: - The damper in one or more fireplaces is stuck and cannot be opened or closed. A qualified licensed handyman/chimney service contractor should evaluate and make repairs as necessary.
107) Fireplaces, woodstoves and chimneys: - The ash clean out door in one or more fireplaces was not accessible. A qualified licensed handyman/person should repair or replace as necessary.
108) Fireplaces, woodstoves and chimneys: - The rain cap for the chimney flue was missing. They prevent the following:

Rainwater entering flues and causing damage to masonry from freeze-thaw cycles

A qualified licensed handyman/person should install or replace rain caps, or make repairs where necessary.
111) Crawl space: - No vapor barrier is installed. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified handyman/contractor should install a vapor barrier. Standard building practices require the following:

The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.
112) Crawl space: - No insulation is installed under the floor in the crawl space. Recommend that a qualified handyman/contractor install R19 or better (6" thick fiberglass batt) insulation under the floor for better energy efficiency.