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Preferred Real Estate Inspection, LLC

Website: http://www.preferredrealestateinspections.com
Email: preferredinspections@cox.net
Phone: (405) 514-8583
FAX: (405) 470-1680
23321 Lauren Lane 
Edmond, OK 73025
Inspector: Timothy Kerce, CPI
Oklahoma License #649

Summary Page

Property Inspection Report
Client(s): **************************************************************
Property address: A 4500 sq. ft. home on the golf course
Quail Creek
Oklahoma City, Oklahoma
Inspection date: 3/22/2010

This summary page published on 4/19/2010 8:36:26 PM CDT

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

General information
1) Safety, Repair/Replace - This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

2) Safety, Comment - Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:

  • The Environmental Protection Association (http://www.epa.gov)
  • The Consumer Products Safety Commission (http://www.cpsc.gov)
  • The Center for Disease Control (http://www.cdc.gov)

    Exterior
    5) Safety, Repair/Replace, Evaluate - One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.

    6) Safety, Repair/Replace, Evaluate - One or more outdoor electric receptacles 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 outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

    7) Safety, Repair/Replace, Evaluate - Wires 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.

    8) Safety, Repair/Replace - 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.

    9) Safety, Repair/Replace - An exterior electric receptacle is being used for appliances or systems that are constantly in use, and is equipped with "in-use" receptacle covers for wet locations, however the cover is damage and won't close completely. This is a safety hazard due to the risk of shock and fire. "In use" covers should be installed where necessary.

    10) Safety, Repair/Replace - There is exposed electrical wiring on the front porch, left side. This is a safety hazard as the wiring could be cut or nicked and cause electrical shock. Wiring should be behind the wall or placed in plastic or metal conduit by a qualified electrician if necessary.

    11) Repair/Replace, Evaluate - One or more areas of the grounds around the structure have significantly soggy soil, standing water or indications of accumulated water at times (sediment, dead grass, etc.). Recommend consulting with a qualified contractor who specializes in drainage, to determine if or what repairs are needed to provide adequate drainage. Possible repairs may involve grading soil, or installing, repairing and/or replacing underground drains.

    12) Repair/Replace, Evaluate - Rot was found in one or more areas on soffit boards. A qualified contractor should evaluate and make repairs as necessary, replacing all rotten wood.

    13) Repair/Replace, Evaluate - One or more outside faucets appeared to be inoperable. No water came out of the faucet(s) when turned on. This may be due to a (winterizing) shut-off valve being turned off. As per the NACHI and ASHI Standards of Practice, the inspector did not attempt to turn on or off any water supply shut-off valves. Recommend that the client(s) ask the seller about outside faucets with no water, and/or have a qualified plumber evaluate and repair faucet(s) as necessary.

    14) Repair/Replace - One or more large trees are very close the foundation. Tree roots can cause significant structural damage to foundations. Recommend having a qualified tree service contractor or arborist remove trees as necessary to prevent damage to the structure's foundation.

    15) Repair/Replace - Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior and areas were the roof meets the walls. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin. There was a large number of mud dobber nests in the attic.

    16) Repair/Replace - Minor cracks were found in one or more sections of brick veneer. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future.

    17) Repair/Replace - One or more outside faucets leak. For example, from the valve stem when turned on or from the spigot when turned off. A qualified plumber should evaluate and repair as necessary.

    Roof
    29) Safety, Repair/Replace - One or more plumbing vent pipes terminate less than six inches above the roof surface below. Debris or snow may block openings, and may result in sewer gases entering living spaces. A qualified contractor should evaluate and make repairs as necessary so vent pipes terminate at least six inches above roof surfaces.

    30) Major Defect, Evaluate - The roof surface material appears to be near the end of its service life and will likely need replacing in the near future, even with repairs. The client(s) should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate and attempt to issue a "5 year roof certificate".

    31) Major Defect, Comment - The roof structure below the surface is "skip sheathed" where batten boards rather than sheets of plywood support the roof surface. Installing a composition fiberglass or asphalt roof in the future will require the additional expense of installing sheathing, such as plywood or oriented strand board (OSB) over the batten boards.

    32) Repair/Replace, Evaluate - Roofing nails in one or more areas have loosened or backed out. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails. There were loose shingles laying on the roof.

    33) Repair/Replace, Comment - The siding on one or more exterior walls above lower roof sections is in contact with or has less than a one inch gap between it and the roof surface below. A gap of at least one inch is recommended so water isn't wicked up into the siding from the shingles below, and also to provide room for additional layers of roofing materials when the current roof surface fails. Recommend having a qualified contractor make repairs as necessary when a new roof is installed, such as trimming siding, so at least a one inch gap exists between the siding and the roofing below where necessary.

    34) Repair/Replace - New siding/baton boards have been added at the front of the house. They have not been painted. These should be painted to keep wood from deteriorating.

    38) Evaluate, Comment - Some deterioration was noted on the chimneys. Inspector was unable to closely evaluate the chimneys due to wet conditions on a cedar shake roof. Further evaluation may be needed by a qualified contractor to check the condition of the chimney's, their caps, and rain covers.

    Garage
    41) Safety, Repair/Replace, Evaluate - The auto-reverse mechanism on the single vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. The two doors connected to the same opener were not tested due to the configuration of this opener and the risk of harm to the system. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html

    42) Safety, Repair/Replace, Evaluate - One or more garage electric receptacles 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 garage receptacles, except for one for use with a refrigerator or freezer, have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

    43) Safety, Repair/Replace, Comment - No infrared "photo eye" devices are installed for the vehicle door's electric door opener. They've been required on all vehicle door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html

    The door openers and springs are very old, but seem to be operating OK. They could fail at any time. Suggest budgeting for an update systems for energy and safety reasons.

    44) Repair/Replace, Evaluate - The lock mechanism on the garage vehicle door is inoperable or difficult to operate. A qualified contractor should evaluate and repair as necessary so vehicle doors can be easily secured. Sometimes these locks are bolted open so that they cannot be locked and won't damage the openers.

    45) Repair/Replace, Comment - There appears to be repaired damage above the doors to the room in the back of the garage.

    The light fixture in this room was missing a cover.

    The cabinets in this room were missing drawer handles.

    46) Repair/Replace - There were several doors in the garage that were warped, did not close properly, did not latch properly, were damaged or had a broken handle. These should be repaired/replaced as necessary.

    The trim around the door into the house was damaged and should be repaired or replaced.

    47) Repair/Replace - There was a hole in the bottom of the wall on the west side. There appears to be damage to the sill.

    49) Evaluate, Comment - There appears to be mold or a mold-like substance on the wall of the furnace closet under the stairs in the garage. This inspection does not include a mold evaluation and cannot determine the extent of the mold or any damage behind the walls. The client may wish to consultant a mold specialist and may want to evaluate the situation behind this wall. There was no visible wet conditions.

    There was also water stains on the the wall above the freezer. There did not appear to be a leak at the time of the inspection.

    Attic
    51) Safety, Repair/Replace, Evaluate - Paper facing on batt insulation is oriented towards open spaces, rather than against interior space surfaces. This occurs when newer, fiberglass batt insulation with paper facing on one side is installed backwards or upside down, or when older batt insulation wrapped on both sides with paper is installed. The paper facing is flammable. Newer insulation usually has a warning label indicating this on the facing.

    For newer batt insulation with paper facing on one side only, the paper facing should be oriented towards interior spaces rather than exposed, open spaces. The existing insulation should be reinstalled or replaced.

    For older batt insulation with paper facing on both sides, recommend that repairs be made as necessary to eliminate the exposed paper facing.

    A qualified contractor should evaluate and make repairs as necessary, and as per standard building practices and the insulation manufacturer's recommendations to eliminate the fire hazard.

    Also, the paper facing also acts as a vapor barrier, and if located away from the interior surfaces, can trap moisture from condensation in the cavity between the paper facing and the interior spaces. This is a conducive condition for wood destroying insects. The inspector was unable to evaluate the structure obscured by the insulation. When repairs are made, the exposed structure should be evaluated for damage by wood destroying insects and/or organisms, and repairs should be made if necessary.

    52) Safety, Repair/Replace, Evaluate - 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.

    53) Safety, Repair/Replace, Evaluate - 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.

    54) Safety, Repair/Replace, Evaluate - Extension cords are being used as permanent wiring in one or more areas. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard, and is an indication that wiring is inadequate and should be updated. Extension cords may be undersized. Connections may not be secure, resulting in power fluctuations, damage to equipment, and sparks that could start a fire. Extension cords should be removed as necessary, or a qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.

    55) Safety, Repair/Replace - There are several lights in the attic that did not work. They may just need new bulbs, however; two of them are wired incorrectly and unsafely. These should be repaired by ensuring they are mounted correctly and the correct wiring procedures are used, by a qualified electrician if necessary.

    56) Repair/Replace, Minor Defect, Evaluate - 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.

    57) Repair/Replace, Minor Defect - The ridge supports in the attic above the garage have failed. They are splitting and bowing due to not being constructed properly. These should be replaced using standard building procedures, by a qualified contractor if necessary.

    58) Repair/Replace - Ceiling insulation is missing in some areas. Recommend installing insulation where missing for better energy efficiency.

    59) Repair/Replace - The door to the attic sticks at the bottom. This should be repaired/replaced as necessary so that the door opens and closes easily.

    60) Evaluate, Monitor - Stains were visible on the roof structure in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner(s) about past leaks. The client(s) should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified roofing contractor should evaluate and repair as necessary.

    Stains were also visible above the fireplace, which is a typical location for leaks.

    61) Evaluate, Comment - Ventilation appears to be adequate in the attic. However, when a new roofing system is installed the ventilation may be substandard in the attic. Inadequate attic ventilation may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. High levels of moisture are also likely, and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of attic space. Vents should be evenly distributed between soffits, ridges and at corners to promote air circulation. A qualified contractor should evaluate and install vents as per standard building practices.

    Ensure that existing vents are kept clean in the gable ends.

    62) Evaluate, Comment - Cross-ties were cut for the new chase in the master bedroom area. While this is not a major concern, cross-ties are installed to keep the roof from spanning outward. Over time the roof could move in this area. The chase may have eliminated the need for cross-ties, but this inspector believed that the cross-ties should have been rejoined at the chase. Suggest having a qualified contractor evaluate and see if repairs are needed.

    Electric service
    66) Safety, Repair/Replace - Exposed wiring and/or bus bars exist in the main service panel due to closure covers missing (slots where circuit breakers fit through the panel cover). This is a safety hazard due to the risk of shock. Closure covers should be installed where missing to eliminate exposed wiring, and by a qualified electrician if necessary.

    67) Safety, Evaluate, Comment - It appears that most of the older cloth-covered wiring in the attic has been replaced. It is unknown what wiring behind the walls was replaced. The older wiring was not removed and is still in place. It is beyond the scope of this inspection to determine if the wiring is updated or correct. The older wiring that is present is showing signs of deterioration and wear.

    If the client is worried about the safety of the new wiring and weather or not all of it was replaced, then a full evaluation from a licensed electrician may be needed.

    68) Repair/Replace, Evaluate - The legend for overcurrent protection devices (breakers or fuses) in all of the service panels are missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.

    69) Evaluate, Comment - The electric service to this property appears to be rated at 200 amps, and may be inadequate for the client(s) needs with a house of this size. Recommend consulting with a qualified electrician about the need to upgrade to a larger amp service. There are no breakers currently available in the main panel for added service.

    Water heater
    72) Safety, Repair/Replace, Evaluate - The water heater in the garage is installed so flames and/or sources of spark are less than 18 inches above the floor. Standard building practices require that the open flame or source of spark for appliances in a garage be located at least 18 inches above the floor. Fuel vapors from vehicles, storage containers or other sources are heavier than air and may ignite when exposed to pilot lights, sparks or open flames. This is a safety hazard. A qualified heating and cooling contractor should evaluate and make repairs and/or modifications as necessary.

    73) Safety, Repair/Replace, Evaluate - Scorch marks are visible on the water heater cabinet above the combustion chamber opening. This may be a sign of improper venting, an improperly positioned burner, or other problems. A qualified plumber should evaluate and repair if necessary.

    74) Safety, Repair/Replace, Comment - There is evidence of water leaks in the main hot water and furnace closet, however there were no wet areas. These stains may be old.

    There is also not enough clearance from the flue pipe to combustibles such as insulation and sheetrock. There should be at least 1" of clearance to combustibles to avoid the risk of fire.

    75) Safety, Repair/Replace - No drain line is installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.

    76) Safety, Repair/Replace - No drip leg is installed on the water heater gas supply line. Drip legs are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the water heater components. A qualified contractor should install a drip leg as per standard building practices when the hot water heater is replaced. This water heater is also connected using two gas lines joined together. This is not standard installation procedure and may be unsafe.

    77) Safety, Repair/Replace - The vent stack for the main water heater is loose and not positioned correctly, which can cause gases and carbon monoxide to not be vented properly. This should be repaired immediately.

    78) Safety, Repair/Replace - The Tankless water heater in the Cabana has loose and exposed wiring. This should be repaired, by a qualified electrician if necessary.

    79) Safety, Comment - The hot water temperature for the main heater is greater than 140 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit http://www.tap-water-burn.com/

    The water temperature for the Tankless system on the east side was set to 135 degrees. It should be set at less than 120 degrees.

    80) Major Defect, Comment - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

    81) Repair/Replace, Evaluate - Corrosion was found in one or more areas on the water heater, and water stains were found below. The water heater may be failing. A qualified plumbing contractor should evaluate and replace water heater if necessary.

    Heating and cooling
    84) Safety, Repair/Replace, Evaluate, Monitor - One or more gaps were found in the air handler's return air duct, blower compartment cover, filter cover and/or junctions between these. Air from the attached garage is likely to be drawn into the heating/cooling system's supply ducts. Because these components are located in the attached garage, vehicle fumes such as exhaust gases or fuel vapors may enter living spaces. This may be a safety hazard. A qualified heating and cooling contractor should evaluate and make repairs and/or modifications as necessary to eliminate or reduce gaps in this system's air handling components.

    85) Safety, Repair/Replace, Evaluate - The furnace on the east side may not have an adequate supply of combustion and/or dilution air. There is a vent in the ceiling above the furnace, but the inspector could not find the outlet in the attic. This may cause Carbon Monoxide to accumulate and is a safety hazard. Standard building practices now require two combustion air ducts, one high, one low, for furnace located inside.A qualified heating and cooling contractor should evaluate and determine if combustion and dilution air supply sources are adequate, and make repairs and/or modifications if necessary.

    86) Safety, Repair/Replace - Combustible materials were found less than two inches from the double wall flue pipe for gas-fueled furnace. This is a fire hazard. Combustible materials should be moved, or repairs made by a qualified contractor, as necessary to maintain this clearance.

    There should also not be any gaps in the flue. This should be taped to prevent carbon monoxide from escaping into the house.

    87) Safety, Repair/Replace - Combustible materials were found less than one inch from the flue pipe for gas-fueled furnace in the garage. This is a fire hazard. Combustible materials should be moved, or repairs made by a qualified contractor, as necessary to maintain this clearance.

    No electrical wiring or gas lines should be in contact with this flue. It reaches very hot temperatures.

    88) Major Defect, Comment - The estimated useful life for most forced air furnaces is 15 to 20 years. The furnaces located in the attic for the bonus room and in the Cabana appear to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

    89) Major Defect, Comment - The estimated useful life for air conditioning compressors is 8 to 15 years. This units for the bonus room and Cabana appear to have exceeded this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.

    90) Repair/Replace - No drip leg is installed on the new furnace gas supply lines. Drip legs are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the furnace or boiler components. These should have been installed, as per standard building practices, when the new systems were installed.

    91) Repair/Replace - Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.

    92) Repair/Maintain, Evaluate - The last service date of this system appears to be more than two years ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than two years ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future, or as per the contractor's recommendations.

    Plumbing and laundry
    96) Safety, Comment - Copper water supply pipes in homes built prior to 1986 may be joined with solder that contains lead. Lead 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 about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) 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 such as these may be advised:

  • Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.
  • Install appropriate filters at points of use.
  • Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.
  • Use bottled or distilled water.
  • Treat well water to make it less corrosive.
  • Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.

    For more information visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
    http://www.epa.gov/safewater/lead/index.html
    97) Safety, Comment - Three waste pipe clean-outs were located.

    98) Safety, Comment - The water meter is located at the front of the house. The gas meter is located at the back of the house. Both can be used to shut off water and gas in an emergency.

    99) Evaluate, Monitor - It appears as though most of the plumbing in the house has been replaced. There was a mixture of copper, PEX, plastic and what appears to be Polybutylene plumbing supply lines. There appears to be a mixture of plastic and cast iron waste pipes and vents installed. It is beyond the scope of this inspection to do a complete evaluation of the plumbing system and the plumbing under the slab, in the ground, and in the walls cannot be seen.

    It should be understood that if Polybutylene piping is used, then it has proven to be more prone to leakage than other types of supply piping systems like copper; and PEX is still not long term tested. Recommend reviewing any disclosure statements if available for comments on leaks in the water supply system.

    Some of the old waste pipes were cut but not capped. All old pipes should be capped.

    Fireplaces, woodstoves and chimneys
    101) Safety, Repair/Replace, Evaluate - A significant amount of creosote (1/8 inch or more) is visible in the fireplace flue for the kitchen fireplace. A qualified chimney service contractor should inspect, clean, and repair if necessary now and annually in the future.

    The others did not appear to have a lot of creosote build-up, but probably should be evaluated and cleaned also.

    102) Safety, Repair/Replace - The chimney flue for the kitchen does not appear to have a screened cover installed. Screened covers prevent the following:

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

    A qualified chimney service contractor should install screened cover(s) where missing. Screens should have holes 1/4 inch or larger. The other covers should be checked for damage and proper installation.

    Kitchen
    105) Safety, Repair/Replace, Evaluate - 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.

    106) Safety, Repair/Replace, Evaluate - There was an small electric oven located in the cabinet below the gas grill. It was not evaluated. It was connected in the back to what appears to be an extension cord. It could not be determined where the extension cord terminated. This is an unsafe electrical connection and can cause overheating and fire. The appliance should be connected directly into its own outlet. Suggest evaluation by a qualified contractor and installing a proper outlet for connecting the oven.

    107) Repair/Replace, Minor Defect - The gas grill located in the kitchen did not light when using it's controls. Recommend asking the seller about this grill, and if necessary repairing grill. The flue for this grill was dirty and needed cleaning.

    108) Repair/Replace - The light in range hood is inoperable. Recommend replacing light bulb(s) or having repairs made by a qualified contractor as necessary.

    Bathrooms
    111) Safety, Repair/Replace, Evaluate - One outlet in the master bathroom appeared to have an open ground, three-pronged grounding type receptacle. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

    The client should be aware that all of the outlets for the master bath sinks are located under the sinks. This would seem to be very inconvenient, and the client may consider moving the outlets to a better location.

    112) Safety, Repair/Replace, Evaluate - 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.

    113) Repair/Replace, Evaluate - The drain valve in the shower in a middle bathroom appears to not operate and would not close. Repair or replace as necessary.

    114) Repair/Replace - The light fixture in the Cabana shower is missing a cover. This should be repaired or replaced as necessary.

    115) Repair/Replace - One of the middle bathroom sinks is draining slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.

    116) Repair/Replace - Tile and/or grout in one or more showers is damaged and/or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. Tile and grout should be repaired as necessary.

    117) Repair/Replace - Tile flooring is damaged and/or deteriorated in the bath off of the utility room. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.

    118) Repair/Replace - The handles in the master shower are loose and should be tightened and sealed to prevent moisture from getting behind the walls.

    119) Repair/Replace - The shower head in the Cabana shower and one of the middle bathrooms is leaking at the shower head.

    120) Repair/Replace - The door that leads out of the master bath is poorly constructed and unfinished. There is no threshold. The tile ends outside. There is a gap between the door and the exterior wall. There is no door handle. All these items should be addressed and repaired and this entrance brought up to normal building standards.

    Interior rooms
    122) Safety, Repair/Replace, Evaluate - One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

    There is a wall located in the living room behind the piano, here all of the outlets are not grounded. An evaluation may want to be made on weather or not the wiring for these outlets was replaced.

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

    123) Safety, Repair/Replace, Evaluate - Extension cords are being used as permanent wiring in the bonus room. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard, and is an indication that wiring is inadequate and should be updated. Extension cords may be undersized. Connections may not be secure, resulting in power fluctuations, damage to equipment, and sparks that could start a fire. Extension cords should be removed as necessary, or a qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.

    Client should note that outlets are very scarce or non-existent in this room. There do not appear to be any outlets on the south wall, the east wall, or the middle of the room. Wiring this room may be costly.

    124) Safety, Repair/Replace - Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years.

    Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

    An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

    125) Safety, Repair/Replace - Several outlets are loose, or outlet covers are missing screws. 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. Outlets should be repaired, cover plates should have all screws.

    126) Safety, Repair/Replace - There were some outlets added to the cabinets in the middle room. The wiring to those outlets is installed incorrectly and unsafe. The wire runs from the attic, through a closet, across the floor an into the cabinets. The outlets are not installed correctly and the connections are exposed. All of these are a safety hazard and should be corrected or replaced, by a qualified electrician if necessary.

    127) Safety, Minor Defect - 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.

    128) Safety, Comment - This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. The paint found in and around this structure appeared to be intact and may be encapsulated by more recent layers of paint that are not lead-based. Regardless, recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint.

    What You Should Know About Lead Based Paint in Your Home: Safety Alert - CPSC Document #5054

    CPSC Warns About Hazards of "Do lt Yourself" Removal of Lead Based Paint: Safety Alert - CPSC Document #5055

    129) Repair/Replace, Evaluate - One or more electric receptacles appear to have no power. Recommend asking the property owner(s) about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.

    130) Repair/Replace, Evaluate - 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.

    131) Repair/Replace, Evaluate - Squeaking or creaking noises occur when walking on one or more sections of flooring. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering, and the access to the underside of the subfloor. Recommend having a qualified contractor evaluate and repair as necessary.

    132) Repair/Replace - The doorbell appears to be inoperable. Recommend having a qualified electrician evaluate and repair as necessary.

    The doorbell button in the back is loose or damaged. It should be repaired or replaced as necessary, and by a qualified contractor if necessary.

    133) Repair/Replace - One or more windows that were built to open, will not open, or open only minimally due to their being painted shut, damaged and/or deteriorated in some way. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.

    134) Repair/Replace - Lock mechanisms on some of the windows are missing and/or damaged so that they are inoperable. Repairs should be made so that windows lock and unlock easily.

    135) Repair/Replace - One or more interior doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.

    One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.

    136) Repair/Replace - 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.

    137) Repair/Replace - The deadbolt mechanism for the front door appeared inoperable or difficult to operate. Repair or replace as necessary.

    138) Repair/Replace - Most sliding glass doors are difficult to open or close, especially the one in the living room next to the kitchen. It was also difficult to lock or unlock this door. Doors probably need to be adjusted and lubricated, but should be repaired as necessary.

    The screens were even harder to open and close and should also be adjusted, lubricated, or repaired.

    139) Repair/Replace - The lock mechanisms on one or more sliding glass doors are inoperable and/or difficult to operate. A qualified contractor should evaluate and repair as necessary.

    140) Repair/Replace - One or more sliding screen doors are damaged and/or deteriorated. Screen doors should be replaced where necessary.

    141) Repair/Replace - Wood flooring in one or more areas is worn, damaged and/or cupping. Recommend having a qualified contractor evaluate and refinish wood flooring as necessary.

    142) Repair/Replace - Trim is damaged and/or deteriorated in one or more areas. Recommend having a qualified contractor replace or repair trim as necessary.

    143) Repair/Replace - The cabinet hardware in one of the middle bedrooms is loose and should be repaired.

    144) Repair/Replace - There is a small hole in the window frame to the left of the main fireplace that should be filled to keep air and insects out.

    146) Evaluate, Comment - There is a unknown piece of equipment located in most of the closets and some of the rooms. Suggest asking the owner there purpose and method of operation or maintenance.

    147) Evaluate - One or more rooms that are considered living spaces appear to have no visible source of heat. The client(s) should consult with the property owner(s) regarding this, and if necessary, a qualified contractor should evaluate and install heat source(s) as necessary.