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2835 Silverdale Dr 
Norton OH 44203-6328
Inspector: Bryan Schenkenberger

 

Property Inspection Report

Client(s):  John Doe
Property address:  398 Sample Ave,
Akron, OH 44313
Inspection date:  Saturday, September 06, 2014

This report published on Monday, November 10, 2014 9:46:03 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 typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeServiceableItem or component is in servicable condition
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
Crawl Space
Basement
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
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Report number: 2014-001
Time started: 14:00
Time finished: 18:00
Present during inspection: None
Client present for discussion at end of inspection: No
Weather conditions during inspection: Raining at start of inspection, but cleared up by the end.
Temperature during inspection: Warm 70 degrees
Inspection fee: $350
Payment method: Credit card
Type of building: Single family4 Bedroom, 2.5 Bath, 2 Story Home
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: Built in 1964, 50 Years Old
Source for main building age: Municipal records or property listing
Front of building faces: West
Main entrance faces: West
Occupied: No, Furniture or stored items were present
1) Electricity was available during the inspection. The inspector operates only "normal controls" such as switches or knobs, and does not reset or turn on circuit breakers or remove or install fuses. The main service panel is a Federal Pacific "Stab Lok" panel which is well documented to have a high rate of failure and is a fire hazard. Further evaluation by a qualified electrician is recommended.
2) 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
3) The water service was on at the time of the inspection. The inspector operates only "normal" controls such as faucets, and does not operate shut-off valves to the water meter or house. The water pressure was determined to be sufficient at the time of the inspection. Please see individual room reports for any specific plumbing concerns.
4) The natural gas service was turned on during the inspection. The inspector operates only "normal" controls such as thermostats, stove burner knobs, and on/off switches, and does not operate gas shut-off valves or activate pilot lights. No issues were located with the natural gas lines or service.
5) 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.
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
6) Risers for stairs at one or more locations were higher than 7 3/4 inches and posed a fall or trip hazard. Risers should be 7 3/4 inches or shorter. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.
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, Solid brick (not veneer)Brick Front, Metal Siding Elsewhere
Condition of foundation and footings: Required repairs, replacement and/or evaluation (see comments below)
Apparent foundation type: Unfinished basement, Finished basementPartially finished basement.
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
7) Some corner covers are loose or missing. This exposes the wood behind the siding to the exposed to the weather. Recommend having them repaired or replaced by a qualified contractor.
Photo
Photo 7-1
Missing siding corner cap.
Photo
Photo 7-2
Damaged siding corner cap.
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Photo 7-3
Damaged siding corner cap.
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Photo 7-4
Damaged siding corner cap.

8) Moderate cracks (1/8 inch - 3/4 inch) and/or leaning were found in the foundation. This may be a structural concern or an indication that settlement is ongoing. The client should consider hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.
Photo
Photo 8-1
Crack in basement wall.
Photo
Photo 8-2
Crack in basement wall.
Photo
Photo 8-3
Crack in basement wall.
 

9) The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture.Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
10) 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.
11) The masonry (brick or stone) veneer was deteriorated or damaged in some areas. Where cracks or openings are exposed, water can enter the wall structure causing mold, fungal growth and structural damage. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.
Photo
Photo 11-1
Brick with crumbling mortar.
Photo
Photo 11-2
Brick with crumbling mortar.
Photo
Photo 11-3
Brick with crumbling mortar.
 

Crawl Space
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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 excluded from this inspection. 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 crawl spaces in the future. Complete access to all crawl space areas 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 attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Viewed from hatch(es)
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Concrete block
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
Condition of vapor barrier: Appeared serviceable
Vapor barrier present: Yes, "rat slab" (thin concrete slab)
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: with vents
12) No insulation was installed under the floor above the crawl space. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.
Photo
Photo 12-1
Crawlspace viewed from access hole.
Photo
Photo 12-2
Crawlspace viewed from access hole.

13)   One or more indoor crawl space access hatches or doors were not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency and to prevent dust or odor-laden air from the crawl space entering living spaces.
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: Bearing wall, Concrete block
Beam material: Concrete block wall supported the floor joists at mid span.
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
Insulation material underneath floor above: None visible
14) One or more handrails had no "returns" installed, where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a safety hazard. Recommend that a qualified person install returns per standard building practices.
15) Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains or rust at support post bases, efflorescence on the foundation, etc. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the basement. Recommend reviewing any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include: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.

There was a functioning sump pump in the basement.
Photo
Photo 15-1
Stains on paneling in the basement from apparent prior water infiltration. This could be mold.
Photo
Photo 15-2
Stains on paneling in the basement from apparent prior water infiltration. This could be mold.
Photo
Photo 15-3
Sump pit with functioning pump.
 

16) Standing water was found in one or more sections of the basement. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the basement. A qualified contractor who specializes in drainage issues should 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.
Photo
Photo 16-1
Standing water in the basement.
Photo
Photo 16-2
Standing water in the basement, and old support post installed to stiffen the basement wall.
Photo
Photo 16-3
Standing water in the basement.
 

17) Several ceiling tile were missing from the dropped ceiling in the basement. Recommend replacing them by a qualified contractor.
Photo
Photo 17-1
Missing drop ceiling tiles and light diffusers.
 

18) Holes were broken in the block in the basement storage area. Recommend review and patching by a qualified mason.
Photo
Photo 18-1
Holes broken in concrete block in basement. Interior wall.
 

19)   Basement wall was wet in the location adjacent to the garage. No evidence of water intrusion was found anywhere above this area, but it is right below water spigots inside the garage. Recommend checking with the current home owner to see if something happened recently inside the garage that could have caused this.
Photo
Photo 19-1
Damp area on garage wall of the basement.
 

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: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Appeared serviceable
20) Flashings at the base of one or more chimneys were damaged. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary.

Flashing was damaged at the lower corner of the chimney/roof interface. This could lead to leaks and potential water damage.
Photo
Photo 20-1
Flashing damage on the bottom edge of the chimney.
 

21) Extensions such as splash blocks or drain pipes for one or more downspouts were damaged. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.

The drain pipe at ground level in the northwest corner of the home was damaged.
Photo
Photo 21-1
Broken downspout drain pipe.
Photo
Photo 21-2
Broken downspout drain pipe.

22) Gutters had protective screens to prevent objects from filling up the gutters. In several locations these screens were damaged or missing. Some debris has accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
Photo
Photo 22-1
Missing screens on the gutters.
Photo
Photo 22-2
Missing screens on the gutters.
Photo
Photo 22-3
Missing screens on the gutters.
 

Attic and Roof Structure
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Partially traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Cellulose loose fill
Approximate attic insulation R value (may vary in areas): R-30
Vermiculite insulation present: None visible
Vapor retarder: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Box vents (roof jacks)
23) Attic Access located in bedroom closet.
Photo
Photo 23-1
Attic access located inside bedroom closet.
Photo
Photo 23-2
Roof structure from inside the attic.
Photo
Photo 23-3
Attic insulation
Photo
Photo 23-4
Attic insulation
Photo
Photo 23-5
Attic insulation
 

Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached, Garage
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Solid core, Wood
Condition of garage vehicle door(s): Appeared serviceable. Clamp was installed on door to prevent opening. Check with current owner as to why this is.
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Required repair, replacement and/or evaluation (see comments below), Not determined (not plugged in, no power, etc.)
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Sensors were installed but not tested due to the unit being unplugged.
Condition of garage floor: Most of the floor was obstructed by personal belongings and was not openly visible for inspection.
Condition of garage interior: Appeared serviceable. Most of the garage was obstructed by personal belongings and was not openly visible for inspection.
Garage ventilation: None visible
24) The photoelectric sensors that trigger the auto-reverse feature on one or more garage vehicle doors' automatic openers were located higher than 4-6 inches from the floor. This is a potential safety hazard. A qualified person should relocate sensors so they are 4-6 inches from the floor per standard building practices. For more information on garage door safety issues, visit:
http://www.reporthost.com/?GDPES
Photo
Photo 24-1
Sensors are more than 6" above the garage floor.
 

25) One or more automatic door openers were loose. Recommend that a qualified contractor evaluate and repair or replace opener(s) as necessary.

The bracket anchoring the opener to the wall was separated from the wall.
Photo
Photo 25-1
Bracket for automatic garage door opening is loose from the wall.
 

26) Multiple obstructions limiting inspection.
Photo
Photo 26-1
Obstructions limiting the inspection within the garage.
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Photo 26-2
Obstructions limiting the inspection within the garage.
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Photo 26-3
Obstructions limiting the inspection within the garage.
 

27) Minor cracking in wall surface. Does not appear to be structural in nature.
Photo
Photo 27-1
Vertical crack in garage wall.
 

28) One or more automatic door openers were not plugged in or had no power. The inspector was unable to fully evaluate the automatic opener(s).
Photo
Photo 28-1
Automatic garage door opener is unplugged.
 

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: 3
Service voltage (volts): 120-240
Estimated service amperage: 60
Primary service overload protection type: Circuit breakersFederal Pacific Stab-Lok
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): Not applicable, no single main disconnect
System ground: Cold water supply pipes, Copper
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life.
Location of main service panel #A: Utility room, Basement
Location of main disconnect: No single main disconnect, use all breakers in main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed, Copper
Ground fault circuit interrupter (GFCI) protection present: No
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: No, recommend install
29) The inspector was unable to open and evaluate panel(s) #A because it was a Federal Pacific Stab-Lok panel which poses a fire hazard. Opening these panels could cause any unstable components to move around further increasing the potential for arcing. These panel(s) are excluded from this inspection. Recommend that repairs, modifications and/or cleanup should be made as necessary so panels can be opened and fully evaluated.
30) Panel(s) #A were manufactured by the Federal Pacific Electric company and used "Stab-Lok" circuit breakers. There is significant evidence that both double and single pole versions of these circuit breakers fail by not tripping when they are supposed to. However, in 2011 the Consumer Products Safety Commission (CPSC) closed an investigation into this product because they did not have enough data to establish that the circuit breakers pose a serious risk of injury to consumers. Regardless, and due to other evidence of safety issues, recommend that a qualified electrician carefully evaluate all Federal Pacific panels and make repairs as necessary. Consider replacing Federal Pacific panels with modern panels that offer more flexibility for new, safer protective technologies like ground fault circuit interrupters (GFCls) and arc fault circuit interrupters (AFCls). For more information, visit:
http://www.reporthost.com/?FP1
http://www.reporthost.com/?FP2
http://www.reporthost.com/?FP3
Photo
Photo 30-1
Federal Pacific Stab-Lok Main Service Panel
Photo
Photo 30-2
Federal Pacific Stab-Lok Main Service Panel. Loose breakers in panel.
Photo
Photo 30-3
Mismatched breakers in Federal Pacific main service panel. Type "E" and Type "F" Stab-Lok breakers are not interchangeable. These should be checked by a qualified electrician.
Photo
Photo 30-4
Federal Pacific Stab-Lok Main Service Panel. Loose breakers in panel.

31) One or more electric receptacles (outlets) at the kitchen, bathroom(s) had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:For more information, visit:
http://www.reporthost.com/?GFCI
Photo
Photo 31-1
Receptacle without GFCI protection in close proximity to bathroom sink.
Photo
Photo 31-2
Receptacle without GFCI protection in close proximity to bathroom sink.

32) Most closets had unprotected fixtures which can be a fire hazard if clothing or stored objects were to come into contact with a hot bulb. Recommend having these fixtures updated to a safer modern style.
Photo
Photo 32-1
Unprotected fixture in closet.
Photo
Photo 32-2
Unprotected fixture in closet.

33) In appropriate fixture for a wet location. This could be a shock hazard when using the shower.
Photo
Photo 33-1
Unsealed light in a shower enclosure.
 

34) Non-metallic sheathed wiring was loose, unsupported, or inadequately supported at one or more locations. Such wiring should be trimmed to length if necessary and attached to runners or to solid backing with fasteners at intervals of 4 1/2 feet or less. Fasteners should be installed within 12 inches of all enclosures. Recommend that a qualified electrician repair per standard building practices.
Photo
Photo 34-1
Wire hanging loose under the floor joists. Should be run through bored holes in the joists.
 

35) Bare wire ends, or wires with a substandard termination, were found at one or more locations. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary. For example, by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction box.
Photo
Photo 35-1
Live wire hanging from joists above. Open ends are just taped off.
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Photo 35-2
Live wire hanging from joists above. Open ends are just taped off.
Photo
Photo 35-3
Open wires from missing light fixture. Wire nuts are on the wires, but if switch is flipped on, these wires are live.
 

36) Wire splices were exposed and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
Photo
Photo 36-1
Open splices in thermostat wires in basement.
Photo
Photo 36-2
Open splices in thermostat wires in basement.
Photo
Photo 36-3
Open splices exposed to weather.
Photo
Photo 36-4
Open splices exposed to weather.

37) One or more sections of outdoor wiring were exposed and not rated for exterior use. This is a potential shock hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing conduit, re-routing wires or replacing wiring.
Photo
Photo 37-1
Wire exits garage wall and goes underground to the outdoor light post. Wire not rated for outside use without protective conduit.
Photo
Photo 37-2
Wire exiting garage to power the light. NM cable not rated for unprotected exterior use.

38) One or more smoke alarms were missing, damaged, or missing components. Smoke alarms should be replaced as necessary. For more information, visit:
http://www.reporthost.com/?SMKALRM
Photo
Photo 38-1
Smoke detector missing cover.
 

39) One or more slots where circuit breakers are normally installed were open in panel(s) #A. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.
Photo
Photo 39-1
Open slot in main service panel.
 

40) One or more bushings were missing from where wires enter holes in panel(s) #A. This is a potential safety hazard because the wiring insulation can be cut or abraded on the metal edge of the hole(s). Recommend that a qualified electrician install bushings where missing.
Photo
Photo 40-1
Missing bushing on main service panel.
 

41) One or more knockouts were missing from panel(s) #A. Holes in panels are a potential fire hazard if a malfunction ever occurs inside the panel. Rodents can also enter panels through holes. Recommend that a qualified person install knockout covers where missing and per standard building practices.
Photo
Photo 41-1
Missing knockout on main service panel.
 

42) One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
Photo
Photo 42-1
Loose cover plate.
 

43) No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.reporthost.com/?COALRM
44) 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 qualified electrician for repairs as necessary.
45) One or more receptacles (outlets) have been painted, and slots were clogged with paint. Recommend that a qualified electrician replace such receptacles as necessary.
Photo
Photo 45-1
Receptacle that has been painted over.
 

46) One or more globes or covers for light fixtures were missing or damaged. Recommend replacing as necessary to avoid exposed bulbs. With closet lighting or where flammable stored objects are near light fixtures, missing or broken covers can be a fire hazard.
Photo
Photo 46-1
Light missing globe/cover.
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Photo 46-2
Light missing globe/cover, and smoke detector missing cover.
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Photo 46-3
Light missing globe/cover.
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Photo 46-4
Light missing globe/cover.
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Photo 46-5
Light missing globe/cover.
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Photo 46-6
Light missing globe/cover.

47) The legend for circuit breakers or fuses in panel(s) #A was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
Photo
Photo 47-1
Very few labels on the legend to describe what breakers are supposed to operate.
 

48) Grounding through the cold water lines. Common for the age of this home.
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Photo 48-1
Ground clamps to transfer ground current around the water meter.
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Photo 48-2
Ground connection to the cold water line.

49) The electric service to this property appeared to be rated at substantially less than 200 amps and may be inadequate. Depending on the client's needs, recommend consulting with a qualified electrician about upgrading to a 200 amp service. Note that the electric service's rating is based on the lowest rating for the meter base, the service conductors, the main service panel and the main disconnect switch. One or more of these components may need replacing to upgrade.
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Photo 49-1
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Photo 49-2
Insufficient drip legs could allow water to flow into the service entrance.
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Photo 49-3
Clamp holding service entrance to the home was pulled loose.
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Photo 49-4

50) Bulbs in one or more light fixtures were missing or broken. These light fixtures couldn't be fully evaluated. If replacement bulbs are inoperable, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
Photo
Photo 50-1
Missing light bulb. Typical in many locations.
 

51) One light switch, in the first floor living area where the fireplace is located, could not be determined as to what the switch operates. Recommend checking with the current owner to determine what the switch is for.
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Photo 51-1
 

Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water shut-off: Basement, In utility room
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic, Galvanized steel
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic, Galvanized steel, Cast iron
Vent pipe condition: Appeared serviceable
Vent pipe material: Cast iron
Sump pump installed: Yes
Condition of sump pump: Appeared serviceable
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter
52) 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
53) One or more hose bibs (outside faucets) appeared to be inoperable. No water flowed from the bib(s) when turned on. This may be due to a shut-off valve being turned off. Note that the inspector does not operate shut-off valves. Recommend consulting with the property owner about inoperable hose bibs, and if necessary have a qualified plumber make repairs.
54) The copper water service pipe was embedded in concrete or masonry where it was routed through the foundation, and no protection from damage due to thermal expansion was visible. Copper pipes embedded in concrete or masonry should be wrapped with an approved tape or installed through a sleeve for abrasion protection. Recommend that a qualified contractor repair per standard building practices.
55) The main water shut-off valve had water on the floor underneath it. No active leaks were found. Recommend checking with the current homeowner and have a qualified plumber check the valve.
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Photo 55-1
 

56) One or more water shut-off valves were not labeled, and their function is unknown. Recommend consulting with the property owner to determine valves' functions, that you verify this yourself, or if necessary that a qualified plumber evaluate. Recommend labeling valves as necessary.
57) 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.
Photo
Photo 57-1
Sump pit with functioning pump.
 

58) No battery backup system was found for the sump pump. If the power goes out during heavy rains, the sump pump won't be able to eliminate accumulated water. Consider installing a battery backup system for the 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: 3 years
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Location of water heater: Utility room, Basement
Hot water temperature tested: Yes
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, Gas fireplace or stove
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 20 years
Location of forced air furnace: Basement
Forced air system capacity in BTUs or kilowatts: 120,000 btu/hr (2 furnaces; one furnace @ 80,000 btu/hr output; one furnace @ 60,000 btu/hr output))
Condition of furnace filters: Required replacement
Location for forced air filter(s): At end of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable
Type of combustion air supply: No dedicated source visible, uses room air
Condition of venting system: Required repair, replacement and/or evaluation (see comments below)There was a hole in the exhaust vent of each furnace that had been patched temporarily. Recommend review and repair by a qualified HVAC technician.
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Split system
Condition of controls: Appeared serviceable
59) Holes in furnace vents. These could allow combustion gases to enter the home. Recommend having a qualified HVAC technician inspect and repair these.
Photo
Photo 59-1
Hole in furnace vent that has a temporary patch on it.
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Photo 59-2
Hole in furnace vent that has a temporary patch on it.

60) The last service date of the gas or oil-fired forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit:
http://www.reporthost.com/?ANFURINSP
61) The thermostat was operable. Recommend that a qualified person evaluate and repair or replace as necessary.

There were two thermostats in the house. One for the second floor HVAC system and one for the first floor HVAC system.
62) Whole house humidifiers were installed on both furnaces. The first floor control unit worked properly, but the second floor control unit was damaged so it could not be tested. Recommend having this repaired by a qualified HVAC technician.
Photo
Photo 62-1
Damaged humidifier control in upstairs bedroom.
 

63) Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
64) The cooling fins at the air handler evaporator coils were dirty. Recommend that a qualified person clean fins as necessary.
65) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. The inspector was unable to determine the age of this unit. Be aware that it may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the age (ask property owner or service technician), and budgeting for a replacement if necessary.
66) The inspector was unable to operate the whole house fan because it didn't respond to nearby controls, or no controls for the fan were found. It may need repairs or be controlled by a switch not found by the inspector. Its condition is unknown. The inspector was unable to fully evaluate the fan, and it is excluded from this inspection. Consult with the property owner as to how it operates. The client should be aware that the fan may need repairs or replacement.
Photo
Photo 66-1
Missing control knob on attic fan control.
 

67) The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be at this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
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Photo 67-1
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Photo 67-2
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Photo 67-3
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Photo 67-4

68) A whole house fan was installed. These fans provide cooling for interior spaces by blowing hot interior air up into the attic and out through attic vents, and by drawing cooler air in from the outside through open windows. They are intented to operate only when the outside temperature is cooler than inside. Multiple windows should be opened to equal or exceed 3 times the area of the fan opening. If air conditioning is installed it should not be operated while the whole house fan is operated. These fans do not dehumidify. They may be noisy during operation.

In some cases, additional attic venting is required for whole house fans to allow blown air to exit the attic. Attic vents should be kept clear at all times. Inadequate attic venting may result in attic air blowing through ceiling penetrations such as lights, or down through wall framing. It's beyond the scope of a home inspection to determine if attic venting is adequate. If concernced, review the fan's documentation and/or consult with a qualified contractor.

Be aware of safety issues related to whole house fans. Injury can occur if people come in contact with fan blades or belts. Louvers should always be open and the area above the fan should be unobstructed during operation, otherwise the fan may overheat and pose a fire hazard. Items should never be stored on top of the fan. Negative interior air pressure can cause gas-fired appliances such as water heaters and clothes dryers to backdraft, or cause flame rollout or pilot lights to blow out. Carbon monoxide and/or fire hazards may result. Children should never be allowed to operate whole house fans.

Whole house fans should be shut down during cooler months when not needed. This includes installing an insulated cover over the fan and turning power off to the the fan.

The client should be aware that some routine maintenance is required for whole house fans such as lubrication, and tightening or replacing belts cleaning. Consult with a heating and cooling specialist on this. Note also that motors and other components have a limited lifespan.

For more information visit:
http://www.reporthost.com/?WHFAN
Photo
Photo 68-1
Location of whole house attic fan.
 

Fireplaces, Stoves, Chimneys 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 gas-fired fireplaces or stoves: Appeared serviceable
Gas fireplace or stove type: Converted wood-burning fireplace
Condition of chimneys and flues: Appeared serviceable
Wood-burning chimney type: Masonry. Wood burning fireplace was converted to natural gas firing, but no changes were made to the chimney.
69) A fireplace was equipped with a gas burner and the chimney damper could close. This is a safety hazard due to the possibility of burner or pilot light exhaust gases entering living spaces. Modifications should be made to prevent the damper from ever closing to prevent this. A qualified contractor should repair per standard building practices so the damper cannot close.
Photo
Photo 69-1
Fireplace damper in closed position.
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Photo 69-2
Fireplace damper in open position.

70) 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 qualified contractor repair as necessary.

Some of the brick were beginning to crack and the faces were starting to spall.
Photo
Photo 70-1
Spalling brick on masonry chimney.
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Photo 70-2
Spalling brick on masonry chimney.
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Photo 70-3
Spalling brick on masonry chimney.
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Photo 70-4
Spalling brick on masonry chimney.

71) A wood burning fireplace has been converted to use gas logs, and no glass doors were installed on the fireplace. For gas conversions like this, the fireplace damper should be modified so it is permanently open to prevent combustion gases from the pilot light and main burners accumulating in living spaces. Since the damper is always open, unconditioned air from outside can enter living spaces through the chimney, and conditioned air from inside can exit through the chimney. This can result in higher heating and cooling costs. Recommend that a qualified person install glass doors on the fireplace per standard building practices.
Photo
Photo 71-1
Natural gas insert in masonry wood burning fireplace.
 

72) One or more masonry chimney crowns were deteriorated. Crowns are meant to keep water off of the chimney structure and prevent damage from freeze-thaw cycles. Chimney crowns are commonly constructed by mounding concrete or mortar on the top chimney surface, however this is substandard. A properly constructed chimney crown should:Recommend that a qualified contractor repair or replace crowns as necessary, and per standard building practices.
Photo
Photo 72-1
Cracking chimney cap.
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Photo 72-2
Cracking chimney cap.

73) The gas fireplace or stove was not fully evaluated because the pilot light was off. The inspector only operates normal controls (e.g. on/off switch or thermostat) and does not light pilot lights or operate gas shut-off valves. Recommend that the client review all documentation for such gas appliances and familiarize themselves with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.
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, Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Required repair, replacement and/or evaluation (see comments below)
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: N/A (none installed)
Range, cooktop or oven type: Electric. Electric connection where range should be located.
Type of ventilation: None visible
Condition of refrigerator: N/A (none installed)
Condition of built-in microwave oven: N/A (none installed)
74) Electrical wiring for the under-sink food disposal was substandard. Non-metallic sheathed wiring was exposed and subject to damage. The wiring can be damaged by repeated bending or contact with sharp objects. BX-armored conduit should be installed to protect wiring, or a flexible appliance cable should be installed. This is a potential shock hazard. Recommend that a qualified contractor repair per standard building practices.
75) Security system keypad was badly damaged and hanging from wall in the kitchen. Recommend repairing or removing by a qualified technician.
Photo
Photo 75-1
Damaged security keypad.
 

76) Countertop edging was loose and peeling in several places. The countertops themselves appeared to be serviceable. Recommend repairing or replacing as necessary.
Photo
Photo 76-1
Peeling countertop edging.
 

77) The under-sink food disposal was jammed. Recommend that a qualified contractor repair or replace as necessary.

When attempting to operate the disposal it would not turn. No visible blockage in the top.
78) No high loop or air gap was visible for the dishwasher drain. A high loop is created by routing the drain line up to the bottom surface of the counter top above and securely fastening it to that surface. An air gap is a device that makes the drain line non-continuous. Both of these prevent waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have these devices built in. The unit drained out the bottom and had a dedicated line to the main house drain. The client should try to determine if these devices are built in to this brand and model of dishwasher (e.g. review installation instructions). If not, or if this cannot be determined, then recommend that a qualified contractor install a high loop and air gap per standard building practices.
Photo
Photo 78-1
Dishwasher drain in the basement.
 

79) Dishwasher was missing the lower rack.
Photo
Photo 79-1
Dishwasher missing bottom rack.
 

80) No exhaust hood was installed over the cook top or range, and no wall-mounted exhaust fan was found nearby. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Lighting may also be inadequate. Recommend that a qualified contractor install a vented and lighted range hood, with the exhaust fan ducted outdoors.
81) Dishwasher drain line on disposal was open. This could lead to leaks if a back up were to occur. Recommend review by a qualified plumber.
Photo
Photo 81-1
Open connection for dishwasher drain.
 

82) The sink had minor wear, blemishes or deterioration.
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, second floor. Off of main hallway.
Location #B: 3/4 bath, Master bath, second floorMaster bath off of master bedroom.
Location #C: Half bath, first floorHalf bath located off of kitchen.
Condition of counters: Appeared serviceable
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Windows, Spot exhaust fans, with individual ducts
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes
83) The inspector was unable to verify that the glass used in one or more windows by the shower at location(s) #B was approved safety glass. Glazing that is not approved safety glass located in areas subject to human impact is a potential safety hazard. Standard building practices require that approved safety glass be used in enclosures for bathtubs, showers, spas, saunas and steam rooms, and in windows where the bottom edge of the window is less than 60 inches above the drain inlet or standing surface. Wire-reinforced glass is not acceptable. Recommend that a qualified contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary, and per standard building practices.

The glass doors located on the shower in the master bath could not be verified as safety glass.
84) Shower head hose missing. When the shower is turned on, the water will spray back against the wall of the shower, and not into the tub as it is designed to do.
Photo
Photo 84-1
Missing shower hose.
 

85) One or more cabinets, drawers and/or cabinet doors at location(s) #A were damaged or deteriorated. Recommend that a qualified person repair or replace as necessary.

The far right cabinet door does not open fully due to an interference with the wall. There is also a hole located under the sink in the cabinet bottom of this same cabinet.
Photo
Photo 85-1
Hole in cabinet bottom under the sink.
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Photo 85-2
Interference between cabinet door and wall.

86) Stains on the floor around the toilet in the half bath located off of the kitchen, indicate a potential leak. The area was dry at the time of inspection. Recommend inspection and repair by a qualified plumber.
Photo
Photo 86-1
Stains on linoleum around toilet.
 

87) The sink at location(s) #A, B, C was worn, blemished or deteriorated.
88) The bathtub at location(s) #A was worn, blemished or deteriorated.
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
Exterior door material: Wood
Condition of interior doors: 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: Wood, Multi-pane, Sliding, Single-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall or plaster, Paneling, Wallpaper, Wood
Ceiling type or covering: Drywall or plaster, Wood & beam
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products, Tile
Condition of stairs, handrails and guardrails: Appeared serviceable
89) The inspector was unable to verify that the glass used in one or more sliding glass doors was approved safety glass. Glazing that is not approved safety glass, located in areas subject to human impact, is a safety hazard. Standard building practices generally require that approved safety glass be used in swinging and sliding doors except where "art glass," jalousie windows or glazing smaller than a 3-inch opening is used. Recommend that a qualified contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary, and per standard building practices.
90) Peeling wallpaper in the dinnet area, with stains and mold on the drywall behind. This is located below the upstairs bathroom. The stains were dry at the time of the inspection. Recommend checking with the current homeowner to determine if repairs were made to a leak, and have a qualified contractor check/remediate the mold.
Photo
Photo 90-1
Peeling wallpaper and stains that could be mold.
 

91) Missing cover from the doorbell. Recommend removing or replacing it.
Photo
Photo 91-1
 

92) Some interior door hardware (rollers) were damaged. Recommend that a qualified person repair or replace as necessary.

The pocket door for the master bathroom was difficult to operate due to damaged hardware at the top of the door.
Photo
Photo 92-1
 

93) Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
Photo
Photo 93-1
 

94) One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.
Photo
Photo 94-1
Damaged window screen.
 

95) Fixtures such as door stops, towel hangers, toilet paper holders were damaged, substandard. Recommend that a qualified person repair or replace as necessary.
96) Several windows had broken sash cords. These windows were not operated. Recommend evaluation and repair by a qualified contractor.
Photo
Photo 96-1
Broken sash cord.
 

97) One or more interior doors were missing. Recommend that a qualified person replace or repair doors as necessary.

There was a bi-fold door track between the kitchen and foyer, but the door was missing.
Photo
Photo 97-1
Missing bi-fold door. Track was still installed.
 

98) One or more windows that were designed to open and close were stuck shut, difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
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Photo 98-1
Windows stuck in the closed position.
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Photo 98-2
Windows stuck in the closed position.
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Photo 98-3
Windows stuck in the closed position.
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Photo 98-4
Windows stuck in the closed position.

99) Vinyl, linoleum or marmoleum flooring in one or more areas was curling. If in a wet area, water can damage the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.

In the kitchen under the location of where the refrigerator would have been located if present.
Photo
Photo 99-1
Peeling linoleum where refrigerator would be located.
 

100) One or more interior doors were sticking in the door jamb and were difficult to operate. Recommend that a qualified person repair as necessary. For example, by trimming doors.
Photo
Photo 100-1
Binding door jamb.
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Photo 100-2
Binding door jamb.
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Photo 100-3
Binding door jamb.
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Photo 100-4
Difficult to operate pocket door.

101) An access hole was cut into one closet of an upstairs bedroom. This was apparently for a plumbing repair, but the drywall was never repaired. Recommend repairing the drywall or installing a proper access door to close off the wall opening.
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Photo 101-1
Exposed pipes in bedroom closet.
 

102) One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.
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Photo 102-1
Mis-aligned bi-fold doors on bedroom closet.
 

103) Many windows are missing mullions. This is only a cosmetic defect, but for aesthetic purposes it is recommended that they be removed or repaired so that they all match.
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Photo 103-1
Windows missing mullions.
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Photo 103-2
Damaged window screen.
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Photo 103-3
Windows missing mullions.
 

104) Closet door and drawer are missing knobs. This makes it difficult to open them.
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Photo 104-1
Missing knobs.
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Photo 104-2
Missing knobs.
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Photo 104-3
Missing knobs.
 

105) Some small holes, < 1/4", we noted on the walls and ceilings in several rooms. These are most likely from wall anchors or picture hangings. Recommend patching the holes by a qualified contractor.
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Photo 105-1
Small hole located in ceiling.
 

106) Screens were missing from many windows. These windows may not provide ventilation during months when insects are active.
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Photo 106-1
Windows missing mullions.
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Photo 106-2
Missing window screens.
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Photo 106-3
Missing window screens & mullions.
 

Thank you for allowing me to inspect your property. Please feel free to contact me with any questions you may have about this report for however long you own the property.