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Email: kristideem21@yahoo.com
Phone: (330) 636-1316
Inspector: Kristi Deem

   

Property Inspection Report

Client(s):  Mrs. Smith
Property address:  1234 Main St
Wadsworth OH 44281-2310
Inspection date:  Tuesday, September 23, 2014

This report published on Tuesday, February 24, 2015 2:29:18 PM EST

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:
Concern typeSafetyPoses a safety hazard
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor 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
Grounds
Exterior and Foundation
Basement
Roof
Attic and Roof Structure
Garage
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
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Report number: 1502
Time started: 8:30 am
Time finished: 12:30 pm
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool
Type of building: Single family
Buildings inspected: One house, One detached garage
Number of residential units inspected: 2
Age of main building: 1923 - 91 Years Old
Source for main building age: Zillow
Front of building faces: West
Main entrance faces: West
Occupied: Yes
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC
2) Microbial growths were found at one or more locations in the basement and 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 corrected before making any attempts to remove or correct the staining. 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 qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit:
http://www.reporthost.com/?MOLDCDC
http://www.reporthost.com/?MOLDEPA
3) Some areas and items at this property were obscured by furniture, stored items. 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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Photo 3-1
Could Not Fully Inspect Wall Due To Furniture And Personal Items
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Photo 3-2
Could Not Fully Inspect Due To Personal Items
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Photo 3-3
Could Not Fully Inspect Foundation Wall Due To Storage Items
 

4) The client should be aware that prior to 1976, factory-built homes in America were built only according to voluntary standards. Because this building was built prior to 1976, it may be significantly substandard in safety, efficiency, quality, durability, etc. Factory-built homes since 1976 have been required to comply with federal construction and safety standards (the HUD Code). This code is administered by the U.S. Department of Housing and Urban Development (HUD), and standardizes design, construction, energy efficiency, fire resistance, transportability, strength, and durability. It also mandates performance standards for the electrical, plumbing, air conditioning, thermal, and heating systems.
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.
Site profile: Minor slope
Condition of driveway: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood, Concrete
Condition of stairs, handrails and guardrails: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
5) Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Trip/SAFETY HAZARD. Recommend that reputable contractor repair as necessary.
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Photo 5-1
Cracked Driveway
 

6) Cracks, holes, settlement, heaving and/or deterioration resulting in TRIP/SAFETY HAZARDS were found in the sidewalks. For safety reasons, recommend that a reputable contractor repair as necessary to eliminate trip hazards.
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Photo 6-1
Uneven Sidewalk/Trip Hazard
 

7) Handrails at one or more flights of stairs were loose. This is a safety hazard. Recommend that a reputable contractor repair as necessary.

Hand rails are also missing balusters. Missing balusters create a SAFETY HAZARD as children can fall through.
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Photo 7-1
Loose Hand Railing
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Photo 7-2
Loose Nails On Deck Railing
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Photo 7-3
Loose Railings/Missing Balusters
 

8) Trim damage on false balcony. Recommend reputable contractor repair and evaluate any further damage.
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Photo 8-1
Damaged Trim
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Photo 8-2
Damaged Trim

9) Cracks, holes, settlement, heaving and/or deterioration were found in sidewalks and/or patios. TRIP/SAFETY HAZARDS Recommend that a reputable contractor repair as necessary.

The sidewalks had significant growth of moss or vegetation. Recommend cleaning or removing growth to prevent deterioration.
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Photo 9-1
Vegetation In Sideway Cracks
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Photo 9-2
Cracked Sidewalk/Vegetation In Sidewalk Cracks
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Photo 9-3
Vegetation Growing In Cracks On Patio
 

10) Soil was in contact with one or more wooden deck, porch or balcony support posts. This is a conducive condition for wood destroying organisms. Even if posts are made of treated wood, the cut ends below soil may not have been field treated. Recommend grading soil or repairing as necessary to prevent wood-soil contact.
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Photo 10-1
Decking In Contact With Soil
 

11) Soil was in contact with or too close to wooden deck, porch or balcony substructure components. This is a conducive condition for wood-destroying organisms. Clearances to soil should be as follows:Pressure treated wood is typically rated for 25 year contact with soil, but the cut ends hidden below grade may not have been treated and can rot quickly. Support posts should be elevated above grade on concrete piers or footings, and be separated from the concrete by metal brackets or an impermeable membrane such as shingle scraps. For other components, soil should be graded and/or removed to maintain these clearances if possible. Otherwise, replacing non-treated wood with treated wood, or installing borate-based products such as Impel rods may help to prevent infestation and damage. For more information, visit:
http://www.reporthost.com/?IMPEL
12) Soil was in contact with or close to wooden stairs at one or more locations. This is a conducive condition for wood-destroying organisms. Soil should be graded and/or removed so no wood-soil contact is present, if possible. Otherwise, installing products such as borate-based Impel rods may help to prevent infestation and damage. For more information, visit:
http://www.reporthost.com/?IMPEL
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Photo 12-1
Stairs In Contact With Soil
 

13) One or more drains in the yard or landscaped areas appeared to be clogged/damaged. Water may accumulate and become a nuisance, or may flow towards the building. Recommend that a reputable contractor clear/repair drains as necessary.
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Photo 13-1
Blocked/Damaged Yard Drain
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Photo 13-2
Damaged Yard Drain

14) Vegetation was overgrown around equipment for one or more utilities such as gas or electric meters. Vegetation should be pruned or removed as necessary to allow unobstructed access.
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Photo 14-1
Overgrown Vegetation
 

15) The driveway had significant growth of vegetation. Recommend cleaning or removing growth to prevent deterioration.
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Photo 15-1
Cracked Driveway/Vegetation In Cracks
 

16) Wooden deck or porch surfaces were overdue for normal maintenance. Recommend that a reputable contractor clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit:
http://www.reporthost.com/?PENOIL
http://www.reporthost.com/?DKMAIN
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Photo 16-1
Algae Growth On Wood Deck
 

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
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Metal
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Finished basement
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): Concrete slab
17) Water damage on back patio wall due to penetration between the floor and the wall. Electrical outlet is close to this penetration. SAFETY HAZARD. Recommend reputable contractor to repair and seal wall to floor.
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Photo 17-1
Water Damage/Outlet By Water Penetration
 

18) Some sections of siding and/or trim were missing, damaged. Recommend that a reputable contractor repair, replace or install siding or trim as necessary.
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Photo 18-1
Damaged Wood/Siding
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Photo 18-2
Missing Siding
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Photo 18-3
Damaged Siding
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Photo 18-4
Missing Siding/Damaged Wood Trim

19) Rot was found at one or more window sills, soffits. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a reputable contractor repair as necessary. All rotten wood should be replaced.
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Photo 19-1
Damaged Wood Trim On Windows
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Photo 19-2
Damaged Window Wood Sill
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Photo 19-3
Rotting/Damaged Wood Trim
 

20) 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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Photo 20-1
Soil Contact With Siding
 

21) One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a reputable contractor repair as necessary.
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Photo 21-1
Rotting/Damaged Wood Siding
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Photo 21-2
Damaged Wood Trim

22) 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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Photo 22-1
Overgrown Vegitation
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Photo 22-2
Overgrown Vegetation
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Photo 22-3
Overgrown Vegitation
 

23) Trees were in contact with or were close to the building at one or more locations. Damage to the building can occur, especially during high winds. Recommend that a reputable tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.
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Photo 23-1
Tree Too Close To House
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Photo 23-2
Tree Too Close To House

24) The paint over much of the entire structure was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a reputable contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint the entire building exterior per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
25) Firewood was stored so that it was in contact with or close to the building exterior. This is a conducive condition for wood-destroying organisms. Recommend storing firewood outdoors in an open area, and as far away from buildings as practical to keep insects away from buildings. For more information visit:
http://www.reporthost.com/?FWWDI
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Photo 25-1
Firewood Stacked Too Close To Garage
 

26)   Gap between foundation and back patio needs to be sealed. Gap is allowing water penetration to the basement. Recommend reputable contractor to seal/repair.
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Photo 26-1
Gap By Foundation
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Photo 26-2
Gap Between Porch And House
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Photo 26-3
Gap/Hole Between Porch And House
 

27)   Deck railing is rotted and loose. SAFETY HAZARD Recommend reputable contractor replace.
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Photo 27-1
Unsafe Railing
 

28)   Deck stairs are not secured and missing hand rails. SAFETY HAZARD. Recommend reputable contractor to repair.
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Photo 28-1
Stairs Are Not Secured/Missing Hand Rails
 

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: Appeared serviceable
Pier or support post material: Not determined (inaccessible or obscured)
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
29) 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 reputable contractor install handrails where missing and per standard building practices.
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Photo 29-1
Missing Hand Rails
 

30) 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 reputable contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include: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.
31) Fungal rot was found at one or more joists. Could not fully inspect basement ceiling due to the basement being finished. Recommend that a reputable mold specialist evaluate and repair as necessary. All rotten wood should be replaced.
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Photo 31-1
Water Damage/Mold
 

32) The basement floor drain appeared to be clogged. Water may accumulate in the basement as a result. This is a conducive condition for wood-destroying organisms. Recommend that a reputable contractor evaluate and clean, repair or replace as necessary.
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Photo 32-1
Slow/Blocked Floor Drain
 

33) Grates were missing from one or more basement floor drains. Recommend installing grates where missing to prevent clogging.
34)   Past water intrusion has caused damage to concrete blocks, paneling, and the carpet. Mold growth has also occurred. Continuing water penetration is contributing to further mold growth and damage. Recommend reputable waterproofing contractor to repair. Also recommend reputable mold specialist to remediate mold growth from the foundation.
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Photo 34-1
Water Damage/Mold
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Photo 34-2
Mold Growth
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Photo 34-3
Cement Block Damage
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Photo 34-4
Water Damage
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Photo 34-5
Water Damage
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Photo 34-6
Water Damage/Mold
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Photo 34-7
Water Damage/Mold
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Photo 34-8
Water Damage/Mold
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Photo 34-9
Water Damage/Mold
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Photo 34-10
Water Damage/Mold

35)   Ash door showing water damage. Recommend reputable contractor to repair.
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Photo 35-1
Ash Door/Water Penetration
 

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. 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 performed adequately or were leak-free.
Roof inspection method: Viewed from ground with binoculars
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: Hipped
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
36) Roof deck has improper drainage and is causing severe water damage. SAFETY HAZARD if not repaired. Ceiling collapse can occur. Recommend reputable contractor repair.
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Photo 36-1
Water Damage/Improper Draining
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Photo 36-2
Water Damage

37) The roof surface appeared to be near the end of its service life and will likely need replacing in the near future even if repairs are made now. Recommend discussing replacement options with a reputable roofing contractor, and budgeting for a replacement roof surface in the near future. The client may also wish to consider having a reputable roofer attempt to issue a "5 year roof certificate."
38) Fungal rot or significant water damage was found at one or more roof areas at fascia boards. Recommend that a reputable roofing contractor repair as necessary. For example, by replacing all rotten wood, priming and painting new wood and installing flashing.
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Photo 38-1
Damaged Fascia Board/Gutters
 

39) Many composition shingles were damaged. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a reputable roofing contractor repair as necessary. For example, by replacing shingles.
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Photo 39-1
Damaged Garage Roof
 

40) One or more gutters, downspouts were damaged. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms and deterioration of the wood structure. Recommend that a reputable contractor repair as necessary.
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Photo 40-1
Improper Drainage
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Photo 40-2
Damaged Gutter On Garage
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Photo 40-3
Damaged Gutter
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Photo 40-4
Damaged/Missing Fascia
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Photo 40-5
Damaged Gutter/Downspout
 

41)   Soffit damage in multiple areas. Damage can occur from water and pest penetration. Recommend a reputable roofing contractor to repair.
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Photo 41-1
Damaged Soffit
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Photo 41-2
Damaged Soffit
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Photo 41-3
Damaged Soffit
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Photo 41-4
Damaged Soffit

42)   Previous water damage noted in the roof at the back entranceway. Roof has been repaired and no current water damage is occurring.

Mold growth is shown on ceiling tile in the same area. Recommend reputable contractor to remove.
Photo
Photo 42-1
Previous Water Damage
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Photo 42-2
Mold Growth

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: Viewed from hatch(es)
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Fiberglass loose fill
Vermiculite insulation present: None visible
Vapor retarder: Not determined (inaccessible or obscured)
Condition of roof ventilation: Required repair, replacement and/or evaluation (see comments below)
Roof ventilation type: Open soffit vents
43) Knob and tube wiring in the attic under insulation. SAFETY/FIRE HAZARD. Recommend reputable licensed electrician repair/replace.
Photo
Photo 43-1
Knob And Tube Wiring Under Insulation
 

44) One or more attic access hatches or doors were too small to allow easy access. Such hatches should be at least 22 x 30 inches in size, and in safely accessed areas. Recommend that a reputable contractor modify attic access points per standard building practices.
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Photo 44-1
Attic Access
 

45) The ceiling insulation installed in the attic was substandard and appeared to have an R rating that's significantly less than current standards (R-38). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a reptuable contractor install insulation for better energy efficiency and per standard building practices.
46) One or more soffit vents were blocked by insulation. This can reduce air flow through the roof structure or attic and result in reduced service life for the roof surface materials because of high temperatures. Moisture from condensation is also likely to accumulate in the roof structure and/or attic and can be a conducive condition for wood-destroying organisms. Recommend that a reputable roofing contractor repair as necessary so air flows freely through all vents. For example, by moving or removing insulation and installing cardboard baffles.
Photo
Photo 46-1
Blocked Soffit Vent
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Photo 46-2
Blocked Soffit Vent

Garage
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Detached
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sliding
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
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: None
47) Water damage has occurred in the garage due to a roof leak. Recommend roof replacement by a reputable roofing contractor. Leaks have also caused damage to ceilings and walls. SAFETY HAZARD if ceiling collapses. Recommend drywall replacement by a reputable contractor after roof repair has been completed. (See roof section regarding damaged garage roof photos)
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Photo 47-1
Water Damage/Mold To Garage Ceiling
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Photo 47-2
Drywall/Moisture Damage To Garage Wall
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Photo 47-3
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Photo 47-4
Water Damage In Garage
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Photo 47-5
Moisture/Drywall Damage
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Photo 47-6
Moisture Damage
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Photo 47-7
Drywall Cracks/Moisture Damage
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Photo 47-8
Moisture/Drywall Damage
Photo
Photo 47-9
Water Damage
 

48) The attic access hatch cover in the attached garage ceiling was missing. Recommend that a reputable contractor replace hatch cover per standard building practices.
49) Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue. Due to water penetration in the garage recommend to continue to monitor cracks as water damage can expand the cracks.
Photo
Photo 49-1
Minor Cracks In Garage Floor
 

50)   Water is penetrating through the foundation. Adjoining patio is not sealed against the foundation wall causing water to seep through. Recommend reputable contractor to repair gap causing water damage. Recommend reputable contractor to repair damage to garage wall after water has ceased.
Photo
Photo 50-1
Damage To Garage Wall/Water Penetration
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Photo 50-2
Gap Between Patio And Garage

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: Overhead
Number of service conductors: 2
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: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Location of main service panel #A: 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: Knob and tube, Copper
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: Not determined
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested
51) Energized "knob and tube" wiring was found at one or more locations. This type of wiring was commonly installed prior to 1950. It is ungrounded and considered unsafe by today's standards. Over time, the wire's insulation can become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.

It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob-and-tube type, or to determine what percentage of the knob and tube wiring is energized versus abandoned. Recommend that a reputable licensed electrician evaluate this wiring and make repairs or replace wiring as necessary.

Note that some insurance companies may be unwilling to offer homeowner's insurance for properties with knob and tube wiring. Consult with your insurance carrier regarding this. For more information, visit:
http://www.reporthost.com/?KNOBTUBE
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Photo 51-1
Knob And Tube Wiring
 

52) One or more ground fault circuit interrupter (GFCI) receptacles (outlets) wouldn't trip at the kitchen. This is a potential shock hazard. Recommend that a reputable licensed electrician evaluate and repair as necessary.
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Photo 52-1
Non-Working GFI
 

53) One or more electric receptacles (outlets) in the kitchen, bathrooms, garage, and basement 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 reputable licensed electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:For more information, visit:
http://www.reporthost.com/?GFCI
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Photo 53-1
Non-GFI Outlet In The Garage
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Photo 53-2
Non-GFI In Basement Bathroom
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Photo 53-3
Non-GFI Under Kitchen Sink
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Photo 53-4
Non-GFI in Bathroom

54) One or more modern, 3-slot electric receptacles (outlets) were found with an open ground. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a reputable licensed electrician repair as necessary so all receptacles are grounded per standard building practices.
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Photo 54-1
Non-Working GFI
 

55) Main service line not secured to the house. SAFETY HAZARD. Line could detach and fall. Recommend reputable licensed electrician to repair/replace.
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Photo 55-1
Unsecured Service Line
 

56) Missing light switch cover. SAFETY HAZARD Recommend replacement of cover.
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Photo 56-1
Missing Light Switch Cover
 

57) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. 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 Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and 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 of this safety hazard, both for existing fixtures and when planning to upgrade with newer fixtures. Consult with a reputable licensed electrician for repairs as necessary.
58) One or more electrical components including switches, receptacles appeared to be older than their intended service life. Such old components may pose a fire or shock hazard. Recommend consulting with a reputable licensed electrician to determine which components should be replaced with newer, modern components.
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Photo 58-1
2-Prong Outlet/No Ground
 

59) Few receptacles (outlets) were installed in one or more areas by modern standards. This can result in "octopus" wiring with extension cords, which is a fire hazard. Also, 2-slot receptacles (outlets) rather than 3-slot, grounded receptacles were installed in one or more areas. These do not have an equipment ground and are considered to be unsafe by today's standards. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacles, in addition to replacing the receptacles. Consult with a reputable licensed electrician about upgrading circuits with additional receptacles and 3-wire, grounded receptacles per standard building practices.
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Photo 59-1
2-Prong Outlet
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Photo 59-2
2-Prong Outlet

60) One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switches can be found, then recommend that a reputable licensed electrician evaluate and repair or replace light fixtures as necessary.
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Photo 60-1
Non-Working Light Fixture
 

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: Required repair, replacement and/or evaluation (see comments below)
Water service: Public
Location of main water shut-off: Basement
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Galvanized steel
Condition of waste lines: Appeared serviceable
Waste pipe material: Galvanized steel
Vent pipe condition: Appeared serviceable
Vent pipe material: Galvanized steel
Sump pump installed: Yes
Condition of sump pump: Appeared serviceable
Type of irrigation system supply source: Public
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Above ground
Location of main fuel shut-off valve: At gas meter
61) 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:For more information visit:
http://www.reporthost.com/?LEADDW
http://www.reporthost.com/?LEAD
62) Low flow was found at one or more sinks, bathtubs, showers when multiple fixtures were operated at the same time. Water supply pipes may be clogged or corroded, filters may be clogged or need new cartridges, or fixtures may be clogged. Recommend that a qualified licensed plumber evaluate and repair as necessary.
63) Main service line needs repaired. Recommend licensed reputable plumber to repair/replace.

Joint on main water line cracked. Recommend licensed reputable plumber to repair/replace.
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Photo 63-1
Damage To Main Water Supply Line
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Photo 63-2
Cracked Joint At Main Supply Line

64) A sump pump was installed in the basement. These are specialty systems and only a limited evaluation was performed as part of this inspection. The inspector does not determine the adequacy of sump pumps and their associated drainage systems. The presence of a sump pump may indicate that water routinely accumulates below or inside the structure. Recommend asking the property owner how often the sump pump operates and for how long at different times of the year. The client should be aware that the service life of most sump pumps is 5-7 years, and that the pump may need replacing soon depending on its age and how often it operates. also recommend reputable contractor evaluate damage to surrounding wood.
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Photo 64-1
Water Damage To Wood Around Sump Pump
 

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: Tank
Energy source: Natural gas
Estimated age: 2013 - 1 year
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Location of water heater: Basement
Hot water temperature tested: No
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
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 system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: Sep. 2013
Source for last service date of primary heat source: Property owner
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 2013 - 1 year
Location of forced air furnace: Basement
Forced air system capacity in BTUs or kilowatts: 80,000 BTU
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable
Type of combustion air supply: Intake duct
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Packaged unit
Condition of controls: Appeared serviceable
Fireplaces and Flues
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of wood-burning fireplaces, stoves: Fireplace has been blocked
Wood-burning fireplace type: Masonry
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Wood-burning chimney type: Masonry
65) Terracotta flue tiles in one or more masonry chimney(s) were cracked or broken. This is a potential fire hazard because such cracks become wider when the chimney heats up and can allow exhaust gases to enter the building structure. Recommend that a reptuable contractor evaluate, replace broken tiles and make other repairs as necessary.
66) No spark screen or rain cap was installed at one or more chimney flue terminations. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a reputable contractor install rain caps with spark screens per standard building practices where missing.
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Photo 66-1
Cracked Chimney Flue
 

67) Fireplace mantel loose. Can fall if not secured. SAFETY HAZARD. Recommend reputable contractor to repair.
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Photo 67-1
Loose Mantel
 

68) The brick chimney was moderately deteriorated. For example, loose or missing mortar, cracked, broken, loose or spalled bricks. Loose bricks can pose a safety hazard, and deteriorated masonry can allow water to infiltrate the chimney structure and cause further damage. Recommend that a reputable contractor repair as necessary.
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Photo 68-1
Deteriorating Mortar On The Chimney Bricks
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Photo 68-2
Water Damage On The Chimney Bricks

69)   Fireplace has been blocked and can no longer be used as a working fireplace. However, cracks from the joining walls may allow pest penetration or drafts. Recommend reputable contractor re-grout/seal these areas.
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Photo 69-1
Cracks In Fireplace Walls
 

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.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Condition of refrigerator: Appeared serviceable
70) Gaps, no caulk, or substandard caulking were found between countertops and backsplashes. Water may penetrate these areas and cause damage. Recommend that a reputable contractor repair as necessary. For example, by installing caulk.
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Photo 70-1
Gap Behind Countertop
 

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
Location #B: Half bath
Location #C: Full bath
Condition of counters: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of flooring: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Bathroom and laundry ventilation type: Windows, Spot exhaust fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
71) Water damage was found in shelving or cabinet components below one or more sinks at location(s) #B. Recommend that a reputable contractor repair as necessary after any plumbing leaks have been repaired. If moisture is present then concealed areas should be dried thoroughly.
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Photo 71-1
Water Damage To Vanity
 

72) The exhaust fan at location #C was inoperable. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a reputable licensed electrician clean, repair or replace fans as necessary.
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Photo 72-1
Vent Fan Not Working
 

73) Bathroom #B missing aerator on faucet. Recommend reputable plumber to replace the faucet.
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Photo 73-1
Missing Areator
 

74) Previous water damage on bathroom walls. Damage can continuing due to vent fan being inoperable. Painting is recommended for cosmetic appeal.
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Photo 74-1
Previous Water Damage
 

75) Gaps, no caulk, or substandard caulking were found between countertops and backsplashes at location #B. Water can penetrate these areas and cause damage. Recommend that a reputable contractor repair as necessary. For example, by installing or replacing caulk.
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Photo 75-1
Gap Between Vanity And Bathroom Wall
 

76) The sink drain is leaking at location #B. A reputable licensed plubmer should repair as necessary.
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Photo 76-1
Leak Under Bathroom Sink
 

77)   Basement shower drain rusted. SAFETY HAZARD. Recommend reputable licensed plumber replace.
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Photo 77-1
Rusted Shower Drain
 

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: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Wood, Metal
Condition of interior doors: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Wood, Casement
Condition of walls and ceilings: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall or plaster, Paneling
Ceiling type or covering: Drywall or plaster
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products, Laminate
Condition of stairs, handrails and guardrails: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
78) Guardrails at one or more locations with drop-offs higher than 30 inches were too low. This poses a fall hazard/SAFETY HAZARD. Guardrails should be at least 36 inches in height. Recommend that a reputable contractor replace or repair guardrails per standard building practices.
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Photo 78-1
Guard Rail Too Short
 

79) Bathroom floors have been cut to replace plumbing. Flooring has not been repaired. Paneling is laid down on floor as a temporary measure. SAFETY HAZARD Recommend reputable contractor repair.
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Photo 79-1
Damaged Flooring
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Photo 79-2
Damaged Flooring

80) Missing balusters on stairs to second floor. Space created is wider than 4" and is a SAFETY HAZARD. Recommend reputable contractor repair.
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Photo 80-1
Missing Baluster
 

81) Handrails at one or more flights of stairs were loose. This is a SAFETY HAZARD. Recommend that a reputable contractor repair as necessary.
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Photo 81-1
Loose Railing
 

82) Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the sub-floor 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 that a reputable contractor evaluate and repair as necessary. For more information, visit:
http://www.reporthost.com/?SQUEAK
83) One or more windows that were designed to open and close were stuck shut, difficult to open and close. Recommend that a reputable contractor repair windows as necessary so they open and close easily.
84) Crank handles at some windows were broken. Recommend that a reputable contractor replace handles or make repairs as necessary.
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Photo 84-1
Window Does Not Work
 

85) One or more walls, ceilings were damaged, were cracked. Recommend that a reputable contractor repair as necessary.
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Photo 85-1
Wall Damage
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Photo 85-2
Trim Damage
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Photo 85-3
Damaged Drywall/Rusted Vent
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Photo 85-4
Missing Closet Light/Ceiling Cracks
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Photo 85-5
Ceiling Crack
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Photo 85-6
Wall Ceiling Crack
Photo
Photo 85-7
Wall Damage
Photo
Photo 85-8
Damaged/Uneven Plaster Walls
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Photo 85-9
Damaged/Uneven Plaster
 

86) Several screen doors are missing door closers. Recommend reputable contractor to repair.
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Photo 86-1
Missing Door Closer
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Photo 86-2
Missing Door Closer
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Photo 86-3
Missing Door Closer
 

87) Uneven floor at back entrance door. Causing door to be hard to open. Recommend reputable contractor to repair.
Photo
Photo 87-1
Uneven Flooring
 

88) Floor trim in the kitchen is not secured in place. Recommend reputable contractor to repair.
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Photo 88-1
Loose Floor Trim
 

89) One or more exterior doors had minor damage and/or deterioration. Recommend reputable contractor repair/replace.
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Photo 89-1
Peeling Paint On Exterior Wood Door
 

90) Screens were missing from some windows. These windows may not provide ventilation during months when insects are active.
91)   Interior door knob missing. Recommend reputable contractor to repair/replace.
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Photo 91-1
Missing Door Knob
 

92)   Sliding door is unfinished and not insulated. Recommend reputable contractor to repair.
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Photo 92-1
Unfinished Doorway
 

93)   Water damage showing on back side of chimney on interior of house. Cannot fully inspect chimney from the inside as it has been blocked off. Deck repairs need to be made to prevent further damage. Recommend reputable contractor to repair.
Photo
Photo 93-1
Water Damage
 

This home was built in 1923. As of today's inspection, structurally the home is sound with no major structural issues outside of normal settling throughout the years. The foundation is showing and has shown water penetration through many years. This inspector highly suggests a reputable waterproofing contractor evaluate. There have been some updates to the roof, however this inspector highly suggests a reputable roofing contractor evaluate my findings in this report. There are also some electrical issues as stated in this report that need to be viewed by a reputable licensed electrician. There are numerous maintenance issues that can be addressed by the home owner. There are also numerous safety issues within the interior and exterior of the home.

The home has a new furnace, hot water tank, a/c unit, and kitchen that have all been installed last year. All units are working in great condition.

If all repairs are made by professionals in their respected fields on the topics above, the home could bring many more good years to a good family.

Sincerely,

Lady Royal Home Inspections
Kristi Deem
Certified Home Inspector.