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4) Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
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5) The patio covering of Unit B is deteriorated and failing, and has been repaired in the past in a substandard manor. Recommend a qualified contractor be contacted to evaluate and repair as necessary.
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6) 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 bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079
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7) Fences and/or gates are damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary.
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8) Gutters in one or more areas are significantly rusted or corroded. Leaks may result. A qualified contractor should evaluate and replace gutters where necessary.
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9) Siding is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs and/or replace siding as necessary to prevent water and vermin intrusion.
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10) Roof decking boards are damaged or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary.
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11) One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
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12) One or more downspouts are dented, damaged and/or crushed. This can restrict the water flow and result in clogging and overflowing gutters. Water may accumulate around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Damaged downspouts should be repaired or replaced as necessary, and by a qualified contractor if necessary.
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13) One or more outside faucets are missing handles. Recommend installing handles where missing.
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14) One or more exhaust duct end caps are missing. Their purpose is to prevent unconditioned air from entering the house, and keep out birds, rodents and insects. Blocked ducts can cause fan motors and/or clothes dryers to overheat and may pose a fire hazard. Vent cap(s) should be installed where necessary.
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15) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
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16) Water supply pipes are routed outside and are subject to freezing. Recommend installing pipe wrap or insulated sleeves which are inexpensive and easily installed.
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17) Plumbing clean-out cap is missing. Recommend replacing missing cap.
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18) Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
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19) The exterior finish in some areas is failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.
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20) One or more sections of foundation and/or exterior walls are excluded from this inspection due to lack of access from vegetation, debris and/or stored items.
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21) Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
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22) Minor cracks were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
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23) The substructure of the deck is excluded from the inspection due to limited access because of the low height. (Unit B)
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24) Old evaporative cooler has been left on the roof. High wind could possibly cause it to fall, creating a serious safety hazard. Recommend removing and disposing of old cooler.
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25) One or more sections of roof flashing are deteriorated and/or rusted. This has occurred at all three evaporative coolers. Leaks have occurred as a result. A qualified roofing contractor should evaluate and replace flashing where necessary.
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26) One or more composition shingles are damaged, deteriorated and/or missing, and should be replaced. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary.
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27) One or more "rubber boot" flashings are damaged or deteriorated, most are missing completely and may result in leaks or vermin intrusion. A qualified contractor should replace flashings where necessary.
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28) Water supply line for the evaporative cooler on Unit A runs up through the water heater flue. This can cause failure of the supply lines resulting in damage to the water heater or possible water damage to the living spaces below. Recommend contacting a qualified contractor to reroute the supply line.
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29) Weather cap for the water heater flue for unit B is missing. This can allow water to enter the combustion chamber of the water heater resulting in premature failure. Recommend replacing weather cap.
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30) The sealant around the water supply line for the evaporative cooler for unit B has failed. Recommend resealing.
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31) 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.
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32) Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
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33) One or more sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.
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34) Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
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35) Some wiring is loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.
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36) Plywood decking material splintered. Structural integrity of the roof is compromised. Someone walking on the roof in that area has the potential to fall through. Recommend contacting a qualified roofing contractor to evaluate and repair as necessary.
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37) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
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38) One or more areas of the roof structure were wet or had elevated levels of moisture at the time of the inspection. There appears to be an active leak in the roof or structure exterior. A qualified contractor should evaluate and repair as necessary.
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39) No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
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40) Attic access hatch missing for unit B. Recommend replacing with a piece of lumber cut to fit size of access opening.
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41) The attic exhaust fan(s) were inoperable during the inspection. Recommend consulting with the property owner(s) as to how it operates and/or having a qualified contractor evaluate and repair if necessary.
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42) Water supply pipes are uninsulated. Recommend insulating pipes as necessary for better energy efficiency and to prevent water pipes from freezing.
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44) The temperature-pressure relief valve drain lines for all three water heaters is routed upwards. This drain line should be routed either down or horizontally. This is a safety hazard as water may not be able to flow through the drain line adequately when the valve releases due to accumulated water. Also, accumulated water may corrode the valve and prevent it from working. A qualified plumber should evaluate and repair so the drain line is routed down or horizontally, but not up. For more information, visit Water Heater Rescue - Down and Out
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45) Based on the location of the water heater and the visible venting, the water heater may have an inadequate source of combustion and/or dilution air. All gas appliances require adequate air (approximately 50 cubic feet per 1000 BTU) for combustion, dilution and ventilation. This is a potential safety hazard, and may result in combustion fumes entering living spaces. A qualified contractor should evaluate and make repairs as necessary, such as installing exterior vents, or grills in walls or doors.
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46) The water heaters do not have seismic straps or struts installed. This is a potential safety hazard since movement can cause leaks in the gas supply lines or damage wiring. Leaks may also occur in water supply pipes. A qualified contractor should install seismic straps or struts as necessary and as per standard building practices.
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47) Gas shut-off valve handle missing. Recommend replacing handle.
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48) Corrosion was found in one or more areas on the water heater. The water heater may be failing. A qualified plumbing contractor should evaluate and replace or repair water heater if necessary.
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49) Water stains were found below the water heater in Unit C. This may be a sign that the water heater is failing. A qualified plumbing contractor should evaluate and replace or repair the water heater if necessary.
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50) The estimated useful life for most water heaters is 8 to 12 years. The inspector was unable to determine the age of the water heater in Unit B due to the manufacturer's label being obscured, no serial number being visible, or the serial number not clearly indicating the age. The clients should be aware that this water heater may be near, at, or beyond its useful life and may need replacing at any time. Recommend attempting to determine the water heater's age, and budgeting for a replacement if necessary.
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51) The estimated useful life for most water heaters is 8 to 12 years. The water heater in Unit C appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
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58) One or more cabinets are not securely fastened to the wall. This is a safety hazard due to the risk of the cabinet(s) falling. A qualified contractor should evaluate and repair as necessary.
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59) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
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60) 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 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.
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61) No "air gap" is installed for the dishwasher drain line. Air gaps are a device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client(s) should consult with a qualified contractor to determine if an air gap should be installed.
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62) The range hood fan is inoperable in Unit B. A qualified contractor should evaluate and repair or replace the fan or the range hood as necessary.
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63) Vinyl flooring in one or more "wet" areas is damaged and/or deteriorated. The wooden subfloor below may be damaged by water intrusion. A qualified contractor should evaluate and replace or repair the damaged flooring.
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64) One or more filters are missing from the range hood exhaust system. Filters should be replaced as necessary.
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65) One or more handles are missing from water shut-off valves. Handles should be replaced where missing.
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66) One or more sink drains use flexible drain pipe. This type of drain pipe is more likely to clog than smooth wall pipe. Recommend having a qualified plumber replace this pipe with standard plumbing components (smooth wall pipe) to prevent clogged drains.
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67) Shelving or other components are missing from one or more cabinets. Missing shelving and/or components should be replaced, and by a qualified contractor if necessary.
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68) The oven light is inoperable. Recommend replacing bulb or having repairs made if necessary by a qualified appliance technician.
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69) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
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70) The enamel coating on one or more sinks is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. The client(s) should evaluate to determine if the sinks should be replaced.
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71) Minor damage and/or deterioration was found at countertops in one or more areas. The client(s) should evaluate and consider having repairs made, and/or countertops replaced where necessary.
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72) Water stains and/or minor water damage was found in the shelving or cabinet components below the sink. The client(s) should evaluate and consider having repairs made.
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73) 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 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.
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74) Floor tiles installed in "wet" areas have gaps between them. A qualified contractor should evaluate, make repairs if necessary, and replace flooring with a waterproof floor such as sheet vinyl in wet areas.
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75) One or more bathrooms with a shower do not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
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76) Water damage was found in the shelving or cabinet components below one or more sinks. A qualified contractor should evaluate and make repairs as necessary.
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77) Hole in tub tile. This can allow water penetration into wall void. Recommend sealing hole.
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78) Caulk is missing or deteriorated above one or more bathtubs, where the tub surround meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.
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79) Tub overflow covers missing. Recommend replacing covers.
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80) The enamel coating on one or more sinks is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. The client(s) should evaluate to determine if the sinks should be replaced.
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81) The enamel coating on one or more bathtubs is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. The client(s) should evaluate to determine if the bathtub(s) should be replaced.
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82) One or more open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.
Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:
Computer hardware
Refrigerators
Freezers
Air conditioners
Clothes washers
Clothes dryers
Dishwashers
Kitchen food waste disposers
Information technology equipment
Sump pumps
Electrical aquarium equipment
Hand-held motor-operated tools
Stationary and fixed motor-operated tools
Light industrial motor-operated tools
Hedge clippers
Lawn mowers
This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.
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83) Two-pronged electric receptacles rather than three-pronged, grounded receptacles are installed in one or more interior rooms. They are considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include:
Computer hardware
Refrigerators
Freezers
Air conditioners
Clothes washers
Clothes dryers
Dishwashers
Kitchen food waste disposers
Information technology equipment
Sump pumps
Electrical aquarium equipment
Hand-held motor-operated tools
Stationary and fixed motor-operated tools
Light industrial motor-operated tools
Hedge clippers
Lawn mowers
This list is not exhaustive. A qualified electrian should evaluate and install grounded receptacles as per the client(s)' needs and standard building practices.
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84) No smoke alarms are visible. This is a safety hazard. A qualified electrician should install smoke alarms as per standard building practices (functioning one exists in hallways leading to bedrooms, and in each bedroom, etc.). For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
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85) Stains and elevated levels of moisture were found in one or more ceiling areas. The stain(s) appear to be due to roof leaks. A qualified contractor should evaluate and repair as necessary.
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86) 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.
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87) One or more air supply registers are loose or installed in a substandard way. Repairs should be made as necessary so registers are securely attached, flush with the surface they are installed on, and otherwise correctly installed.
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88) Screen(s) in one or more windows are torn or have holes in them. Screens should be replaced where necessary.
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89) One or more interior doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.
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90) The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.
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91) Carpeting in one or more rooms is damaged and/or significantly deteriorated. Recommend replacing carpeting where necessary.
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92) Fixtures such as door stops, towel bars and/or toilet paper holders are missing in one or more areas. Recommend having a qualified contractor install fixtures where missing.
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93) Carpeting in one or more rooms is soiled and/or stained. Recommend having carpeting professionally cleaned as necessary.
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94) Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
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95) Minor cracks and holes were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
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