Timothy Blue Inspections Report

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:

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

Wood Destroying Organism Concerns
Concerns relating to wood destroying organisms are shown as follows:

Infestation	Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
Conducive conditions	Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

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

General information

Report number: 1001
Inspector's name: Timothy Blue
Structures inspected: Residence
Type of building: TriplexSingle Family
Age of building: 1968
Time started: 10;30
Time finished: 3;30
Inspection Fee: 300.00
Payment method: Check
Present during inspection: Client(s)
Occupied: No
Weather conditions: Clear
Temperature: Warm
Ground condition: Damp
Front of structure faces: North
Main entrance faces: North
Foundation type: Crawlspace, Slab on grade
The following items are excluded from this inspection: Private sewage disposal system, Security system, Irrigation system, Swimming pool, Hot tub, Private well, Shed, Playground equipment, Sauna, Central vacuum system, Water filtration system, Water softener system, Built-in sound system, Intercom system, Generator system, Sport court, Sea wall, Outbuildings

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)

3) Comment - Some or all sections of this property's plumbing system were"winterized" at the time of the inspection. The inspector was unable to fully evaluate the plumbing system and fixtures, such as toilets, faucets and sinks.

4) Comment - The natural gas service was turned off. As a result, some appliances such as water heater(s), forced air furnace(s), gas fireplace(s), stove(s), range(s) and/or gas supply lines weren't fully evaluated. The inspector was unable to test for gas leaks.

5) Comment - The water service wasn't turned on during the inspection. As a result, plumbing supply, drain and waste lines, fixtures, and some appliances such as water heaters weren't fully evaluated.

Exterior

Footing material: Poured in place concrete
Foundation material: Concrete block
Apparent wall structure: Wood frame
Wall covering: Brick veneer
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Wood panel
Footing material: Poured in place concrete
Foundation material: Concrete block
Apparent wall structure: Wood frame
Wall covering: Brick veneer
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Wood panel

6) Safety, Repair/Replace, Evaluate - One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.

Photo 8

Photo 19

7) Safety, Repair/Replace, Evaluate - Guardrails are missing from one or more sections of decks or elevated surfaces with high drop-offs. This is a safety hazard due to the risk of falling. Standard building practices require guardrails to be installed at drop-offs higher than 30 inches, but in some cases it is advised to install them at shorter drop-offs. A qualified contractor should evaluate and install guardrails as necessary and as per standard building practices.

Photo 33

8) 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.

Photo 18

9) Safety, Repair/Replace, Evaluate - One or more light fixtures are loose or installed in a substandard way. A qualified contractor or electrician should evaluate and make repairs as necessary so light fixtures are securely mounted and installed in accordance with the manufacturer's installation instructions.

Photo 17

10) Safety, Repair/Replace, Evaluate - The deck is unstable in one or more areas due to lack of diagonal bracing. This is a safety hazard since severe movement may cause the deck to collapse. A qualified contractor should evaluate and make repairs as necessary.

Photo 32

11) Safety, Repair/Replace, Evaluate - One or more sets of stairs are wobbly. A qualified contractor should evaluate and repair as necessary, such as installing additional supports and/or diagonal bracing.

12) Safety, Repair/Replace , Conducive conditions - Flashing is missing from above one or more deck ledger boards. This can cause moisture to accumulate between the ledger board(s) and the structure. Rot may result in this area and cause the ledger board fasteners to fail. The deck may separate from the structure in this event and poses a significant safety hazard. A qualified contractor should install flashing above ledger board(s) where necessary. For more information on installing deck ledger boards visit:
http://www.google.com/search?q=installing+a+ledger+board

And for more information on building safe decks in general, visit:
http://www.google.com/search?q=building+a+safe+deck

13) Safety, Repair/Replace - Stairs are unsafe due to a non-standard configuration, such as too-high riser heights and/or too-narrow tread depths. Standard building practices call for riser heights not to exceed eight inches and tread depths to be at least nine inches but preferably 11 inches. Riser heights should not vary more than 3/8 inch on a flight of stairs. A qualified contractor should repair or replace stairs so they conform to standard building practices.

14) Safety, Repair/Replace - Handrail(s) at some stairs are ungraspable and are a safety hazard. Handrails should be sized and shaped so your hand can encircle them. A qualified contractor should make repairs or modifications as necessary. For example, replacing existing handrails or installing additional handrails.

Photo 23

15) Safety, Repair/Replace - One or more deck ledger boards are nailed to the structure rather than being attached by adequate fasteners. This poses a significant safety hazard since the ledger board(s) may separate from the structure, causing the deck(s) to collapse. A qualified contractor should install lag screws or bolts as per standard building practices to securely attach the ledger board(s) to the structure. For more information on installing deck ledger boards visit:
http://www.google.com/search?q=installing+a+ledger+board

And for more information on building safe decks in general, visit:
http://www.google.com/search?q=building+a+safe+deck

16) Safety, Minor Defect - One or more wall-mounted exterior light fixtures have wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.

17) Safety, Minor Defect - One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit:
http://edis.ifas.ufl.edu/AE113

18) Safety, Maintain - One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.

19) Repair/Replace, Evaluate, Comment , Conducive conditions - One or more gutters are poorly sloped so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when organic debris such as leaves or needles have accumulated in them. A qualified contractor should evaluate and make repairs as necessary, such as correcting the slope in gutters or installing additional downspouts and extensions if necessary.

Note: All gutters are clogged, loose and improperly sloped!

Photo 34

20) Repair/Replace, Evaluate , Damage - Rot was found at one or more rafter and/or barge board ends. A qualified contractor should evaluate and make repairs as necessary, replacing or removing rotten wood.

Photo 11

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

Photo 16

22) Repair/Replace, Evaluate - 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.

Photo 6

23) Repair/Replace, Evaluate - Soffit boards are damaged or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary.

Photo 12

24) Repair/Replace, Evaluate - One or more driveway drains appear to be inadequate and may not keep water away from the structure or prevent water from ponding. A qualified contractor should evaluate and make repairs as necessary, such as replacing and/or installing additional drains.

25) Repair/Replace, Evaluate - Fences and/or gates are damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary.

26) Repair/Replace , Conducive conditions - The perimeter grading slopes towards the structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.

Photo 13

Photo 14

27) Repair/Replace , Conducive conditions - One or more downspouts are loose or detached. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary so downspouts are securely anchored and functional.

Photo 2

28) Repair/Replace , Conducive conditions - One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.

29) Repair/Replace , Conducive conditions - One or more downspouts are dented, damaged and/or crushed. This can restrict the water flow and result in clogging and overflowing gutters. Water may accumulate around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Damaged downspouts should be repaired or replaced as necessary, and by a qualified contractor if necessary.

30) Repair/Replace , Conducive conditions - One or more downspouts are loose or detached. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary so downspouts are securely anchored and functional.

31) Repair/Replace , Conducive conditions - One or more gutters are damaged. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should replace or repair gutters where necessary.

32) Repair/Replace , Conducive conditions - One or more gutters were leaking during the inspection. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should replace or repair gutters where necessary.

33) Repair/Replace - Sidewalk(s) and/or patios are undermined in one or more areas, where soil has eroded out from beneath. Repairs should be made to prevent further erosion and undermining.

34) 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. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

Photo 3

35) Repair/Replace - One or more crawl space vent screens are missing. Animals such as vermin or pets may enter the crawl space and nest, die and/or leave feces and urine. A qualified contractor should install screens where missing using screen material such as "hardware cloth" with 1/4 inch minimum gaps.

36) 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. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

37) Repair/Maintain , Conducive conditions - Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

Photo 10

38) Maintain , Conducive conditions - Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit:
The Ins and Outs of Caulking.

39) Maintain , Conducive conditions - The exterior finish in some areas is failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.

40) Maintain , Conducive conditions - Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.

41) Maintain , Conducive conditions - The exterior finish in some areas is failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.

42) Monitor - Stains were found in one or more areas on soffit boards, but no elevated moisture levels were found and the wood appears to be in good condition. Based on the appearance of the roof, these stains may be from past leaks. Recommend monitoring these areas in the future. If moisture is observed, a qualified contractor should evaluate and repair as necessary.

Note: There is surface mold on the ceiling of the back deck, moisture meter indicated that surface was dry at the time of inspection!

Photo 31

43) Comment - Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

Photo 7

44) Comment - One or more outside faucets were not evaluated due to their being winterized with covers, and are excluded from this inspection.

Roof

Roof inspection method: Traversed
Roof type: Hipped, FlatFlat Roof on rear deck
Roof covering: Asphalt or fiberglass composition shingles, Torch downTorch Down on Flat Roof Section
Estimated age of roof: 15 year
Gutter & downspout material: Aluminum
Roof ventilation: Inadequate

45) Major Defect, Evaluate , Conducive conditions - 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".

46) Major Defect, Comment - This asphalt or fiberglass composition roof surface has two or more layers of roofing materials. When this roof is replaced, recommend a complete "tear off", where all existing layers of roofing are removed before installing new roofing materials. For 20-year rated composition shingles, additional layers of material reduce the new roof material's lifespan as follows:

16-20 years - First roof

12-16 years - Second layer on existing roof

Removing existing roofing materials will significantly increase the cost of the next roof.

47) Repair/Replace, Evaluate , Conducive conditions - One or more sections of roof flashing are deteriorated and/or rusted. Leaks may occur as a result. A qualified roofing contractor should evaluate and replace flashing where necessary.

48) Repair/Replace, Evaluate , Conducive conditions - One or more sections of flashing at the base of the chimney are deteriorated and/or substandard. Leaks may occur as a result. A qualified roofing contractor should evaluate and repair as necessary.

49) Repair/Replace, Evaluate , Conducive conditions - Standing water was found on the flat roof. It should evaporate within 48 hours after it rains. If standing water remains after 48 hours, then the roof installation is likely substandard. A qualified roofing contractor should evaluate and repair if necessary to prevent prolonged standing water.

50) Repair/Replace, Evaluate , Conducive conditions - Gaps at one or more roof surface seams and at one or more roof penetrations were found. These may result in leaks. A qualified roofing contractor should evaluate and repair as necessary.

51) Repair/Replace, Monitor , Conducive conditions - One or more chimneys are wider than two feet and no cricket is installed. A cricket is a small peaked saddle on top of the basic roof and behind the chimney that sheds water off to the sides. Debris such as leaves, needles, moss, etc. is likely to accumulate above the chimney because of the wide chimney. Leaks may occur as a result. The client(s) should monitor this area for accumulated debris in the future. If debris is found to accumulate above the chimney, then a qualified contractor should install a cricket.

52) Repair/Replace , Conducive conditions - One or more "rubber boot" flashings are lifting at the base or are improperly installed so that water or vermin intrusion may occur. A qualified contractor should make repairs as necessary, such as permanently fastening down the lifted edge(s), or reinstalling flashings.

53) Maintain, Monitor , Conducive conditions - Two sections of roof surfaces are sloped towards each other. Debris such as leaves or needles are more likely to accumulate in this area than rest of the roof. Leaks may occur as a result. Recommend monitoring such areas for accumulated debris in the future and cleaning as necessary.

54) Maintain , Conducive conditions - Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

55) Maintain , Conducive conditions - Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.

Attic

Inspection method: Partially traversed
Roof structure type: Rafters
Ceiling structure: Trusses
Insulation material: Fiberglass roll or batt, None visible
Insulation depth: 3.5 inch
Insulation estimated R value: 11

56) Safety, Repair/Replace, Evaluate , Conducive conditions - 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.

57) Safety, Repair/Replace, Evaluate - Some wiring is loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.

58) Repair/Replace - The ceiling insulation's R rating is significantly less than what's recommended for this area. Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency.

59) Repair/Replace - Screens are missing and/or deteriorated at one or more soffit, gable, and/or ridge vents. Birds and vermin may enter the attic because of this. Screens should be replaced or repaired where necessary, or installed where missing.

60) Minor Defect - No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.

61) Minor Defect - No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent heated interior air from entering attic.

62) 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.

Electric service

Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: Utility Room
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Cold water supply pipes
Main disconnect rating (amps): 100
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: Can't verify
Smoke detectors present: YesNeed to be replaced

63) Safety, Major Defect, Repair/Replace, Evaluate - This property has one or more Federal Pacific Electric brand main service or sub panels that use "Stab-Lok" circuit breakers. Both double and single pole versions of these circuit breakers are known to fail by not tripping when they are supposed to. This is a potential but serious fire hazard. Recommend having a qualified electrician replace any and all Federal Pacific panels. For more information, visit:
http://www.inspect-ny.com/fpe/fpepanel.htm

If the Federal Pacific panel(s) are not replaced, then a qualified electrician should thoroughly evaluate the panel(s) and make repairs as necessary. Recommend installing smoke detectors above Federal Pacific panels.

64) Safety, Repair/Replace, Evaluate - The service drop wires are less than three feet above one or more sections of roof with a slope of 3/12 (three inches vertical for every 12 inches horizontal) or more. This is a safety hazard for shock since people on the roof may come into contact with the service drop wires. The utility company and/or a qualified electrician should evaluate and repair as necessary.

65) Safety, Repair/Replace, Evaluate - The drip loop(s) in the service entrance wires are substandard. A qualified electrician should evaluate and repair as necessary.

66) Safety, Repair/Replace, Evaluate - One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.

67) Safety, Minor Defect - One or more knockouts have been removed inside the main service panel where no wires and bushings are installed, and no cover(s) have been installed to seal the hole(s). This is a safety hazard due to the risk of fire. A qualified electrician should install knockout covers where missing.

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

69) Comment - Low voltage interior lighting was found during the inspection. This is considered to be a specialty system. Only a cursory evaluation of this lighting was performed during the inspection. For a full evaluation, the client(s) should hire a qualified electrician.

Water heater

Estimated age: 5 year
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: Whirlpool
Model: FG1F4034T3NOV

70) Safety, Repair/Replace, Evaluate - The temperature-pressure relief valve drain line is routed upwards. This drain line should be routed either down or horizontally. This is a safety hazard as water may not be able to flow through the drain line adequately when the valve releases due to accumulated water. Also, accumulated water may corrode the valve and prevent it from working. A qualified plumber should evaluate and repair so the drain line is routed down or horizontally, but not up. For more information, visit:
Water Heater Rescue - Down and Out

71) Safety, Repair/Replace, Evaluate - Excessive scale was found on the water heater's burner and/or pilot assemblies and/or around the draft hood. This may be caused by condensation in the exhaust flue due to improper drafting and/or continuous use due to the water heater being undersized. A qualified contractor should evaluate and repair or replace the water heater as necessary.

72) Comment - The water heater was turned off at the time of the inspection. For example, circuit breaker turned off, gas supply turned off or pilot light turned off. The inspector was unable to fully evaluate the water heater.

Heating and cooling

Estimated age: 2-5 YEARS
Primary heating system energy source: Natural gas
Primary heat system type: Forced air, Medium efficiency
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts
Manufacturer: Ruud
Filter location: Behind return air grill
Last service date: n/a

73) Safety, Repair/Replace, Evaluate - One or more flexible gas supply connectors are routed through a metal cabinet. Standard building practices require that solid iron pipe be used where gas supply lines are routed through holes in metal cabinets. Continued vibration from this equipment may cause the edge of the metal cabinet to wear through the flexible connector, resulting in gas leaks. This is a safety hazard. A qualified heating and cooling contractor should evaluate and make repairs and/or modifications as necessary.

74) Safety, Repair/Replace, Evaluate - One or more flexible gas supply connectors are installed where they are subject to damage. For example, from foot traffic, stored items being moved, pets, or use of gardening tools. Leaks may occur as a result. A qualified contractor should evaluate and make repairs and/or modifications as necessary.

75) Safety, Repair/Replace, Evaluate - No exterior disconnect switch was found for the outside condensing unit. These are normally installed to prevent the condensing unit from responding to the thermostat off-season, or during maintenance. A qualified heating and cooling contractor should evaluate and install one as necessary.

76) Safety, Repair/Replace - Significant amounts of debris, dirt and/or dust are visible in one or more sections of supply and/or return air ducts. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers". At a minimum, the visible debris should be thoroughly cleaned. Recommend having a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit:
http://www.epa.gov/iaq/pubs/airduct.html

77) Major Defect, Comment - The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.

78) Repair/Replace, Evaluate - One or more sections of flex duct are improperly supported and installed in a substandard way. Most manufacturers and the Sheet Metal and Air Conditioning Contractors National Association (SMACNA) recommend that flex duct be supported with the following guidelines:

Ducts should not sag more than 1/2 inch every foot between supports

Support straps should be spaced no farther apart than 5 feet

Support straps should be 1-1/2 inches wide or more

A qualified heating/cooling contractor should evaluate and repair ducts and/or supports as necessary.

79) Repair/Replace, Evaluate - Insulation is missing on one or more heating/cooling ducts in unconditioned spaces. A qualified contractor should evaluate and install insulation as necessary and as per standard building practices.

Photo 26

80) Repair/Replace - One or more rooms' interior doors have no gap below, or have a gap less than 3/4". As a result, return air flow out of the room is restricted with closed door(s) and the heating/cooling system on. This may result in the heating and/or cooling system having a reduced efficiency and higher energy costs. To allow adequate return air flow, recommend either trimming the bases of doors as necessary to maintain a 3/4" gap below, or leaving doors open while the heating or cooling system is in operation.

81) Repair/Maintain, Evaluate - The last service date of this system appears to be more than one year 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 one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future.

82) Maintain - Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.

83) Comment - The furnace was shut off at the time of the inspection. For example, the gas supply was shut off, the pilot light was out, and/or the electric supply was turned off. As a result, the inspector was unable to fully evaluate this unit.

84) Comment - Windows in this structure are equipped with air supply ports (window vents). They're intended to improve indoor air quality in relatively air tight structures by supplying fresh air to living spaces and by reducing moisture accumulation. Air supply ports should be kept open at all times.

Plumbing and laundry

Location of main water shut-off valve: None Located
Location of main water meter: Street
Location of main fuel shut-off: West End Of Residence
Service pipe material: Galvanized steel
Supply pipe material:
Vent pipe material: Not visible
Drain pipe material: Plastic

85) Safety, Repair/Replace - The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

86) Safety, Repair/Replace - The clothes dryer exhaust duct is kinked, crushed and/or damaged. Air flow is restricted as a result. This is a safety hazard due to the risk of fire. The exhaust duct should be replaced or repaired, and by a qualified contractor if necessary. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

87) Repair/Replace, Evaluate , Conducive conditions - Steel hangers are used to support copper water supply pipes. This contact between dissimilar metals causes corrosion. Recommend having a qualified plumber evaluate water supply pipes where these hangers have been used, and repair or replace pipes if necessary. Steel hangers should be replaced with appropriate hangers that won't cause corrosion.

Photo 27

88) Repair/Replace, Evaluate - One or more hangers for drain and/or waste pipes are substandard and/or non-standard. This can result in poorly sloped and/or fallen pipes. A qualified contractor should evaluate and make permanent repairs as necessary, and as per standard building practices.

89) Comment - Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.

Fireplaces, woodstoves and chimneys

Fireplace type: Masonry
Chimney type: Masonry

90) Safety, Repair/Replace - One or more chimney flue openings do not have a screen installed. Screens prevent the following:

Fire hazard from wood fire sparks and embers exiting flues

Wildlife (birds, rodents, raccoons, etc.) entering flues

A qualified chimney service contractor should install screening where missing. Screens should have holes 1/4 inch or larger.

91) Repair/Replace, Evaluate - Soot deposits were found on the glass in one or more gas fireplaces and/or woodstoves. This may be an indication of incomplete combustion. A qualified contractor should evaluate and make repairs as necessary, such as adjusting or repairing the burners and/or nozzles. Also the glass should be cleaned with a gas appliance ceramic glass cleaner. Ammonia-based products, such as common glass cleaners should not be used since they may cause damage or etching to the glass.

92) Monitor - Minor cracks, pitting and/or deterioration were found in some fireplace firebrick. However the bricks were not loose and appear to be serviceable. The clients should monitor the condition of the firebricks in the fireplace's firebox in the future. If significant deterioration occurs or if bricks become loose, then a qualified chimney service contractor should evaluate and make repairs as necessary.

93) Comment - Significant amounts of ashes, wood and/or debris are in the fireplace. The inspector was unable to fully evaluate it.

94) Comment - A "Vent-free" gas fireplace is installed. While these are legal in some municipalities, the client(s) should be aware that exhaust gases from these appliances are vented directly into the living space where they are located. Exhaust gases may contain very high levels of moisture (up to 25%), which can be be detrimental to a house over time. Additionally, some unpleasant odors may be emitted.

95) -

Crawl space

Inspection method: Partially traversed
Insulation material underneath floor above: None visible
Pier or support post material: Wood, ConcreteConcrete piers removed and replaced with wooden supports
Beam material: Solid wood
Floor structure above: Solid wood joists
Vapor barrier present: No

96) Safety, Repair/Replace, Evaluate - Some wiring is loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.

97) Major Defect, Repair/Replace - No insulation is installed under the floor in the crawl space. Recommend that a qualified contractor install R19 or better (6" thick fiberglass batt) insulation under the floor for better energy efficiency.

98) Repair/Replace , Conducive conditions - No vapor barrier is installed in some areas. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should install a vapor barrier where missing. Standard building practices require the following:

The soil below the vapor barrier should be smooth and free from sharp objects.

Seams should overlap a minimum of 12 inches.

The vapor barrier should lap up onto the foundation side walls.

Better building practices require that:

Seams and protrusions should be sealed with a pressure sensitive tape.

The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.

99) Repair/Replace , Conducive conditions - Wood beams, joists and/or support posts are too close to the soil in some areas. This is a conducive condition for wood destroying insects and organisms. Standard building practices require the following clearances to soil below:

12 inches between beams and the soil below

18 inches between joists and the soil below

6 inches between support post bases and the soil below

Efforts should be made, such as grading and/or removing soil, to maintain these clearances. If this is not practical, then installing borate based Impel rods may help to prevent infestation and damage. For more information, visit:
http://www.google.com/search?q=impel+rods

Photo 28

100) Repair/Replace - Water supply pipes are uninsulated. Recommend insulating pipes as necessary for better energy efficiency and to prevent water pipes from freezing.

101) Comment - Some crawl space areas were inaccessible due to low height (less than 18 inches), ductwork or pipes blocking, standing water, and/or stored items. These areas are excluded from this inspection.

Kitchen

102) 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.

103) Repair/Replace, Evaluate - One or more cabinets and/or drawers are damaged and/or deteriorated. A qualified contractor should evaluate and repair or replace cabinets and/or components as necessary.

Note: The cook top has improper clearance as evidenced by the burn marks on the backsplash. This is an extreme fire hazard!!!!

Photo 21

104) Repair/Replace - The range hood fan vents into the kitchen rather than outdoors. Ventilation may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor make modifications as necessary as per standard building practices so the range hood fan vents outdoors.

Note: Range hood should be vented through the attic to the exterior of the residence!

105) Repair/Replace - One or more filters are missing from the range hood exhaust system. Filters should be replaced as necessary.

106) Repair/Replace - The sink sprayer at the kitchen sink is inoperable or defective. It should be replaced, and by a qualified plumber if necessary.

Note: Sink sprayer as well as ice maker are disconnected below sink!!

107) Repair/Replace - Vinyl flooring is damaged and/or deteriorated in one or more areas. A qualified contractor should replace or repair the damaged flooring.

108) Repair/Maintain , Conducive conditions - Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.

109) Maintain - Recommend cleaning and sealing grout in countertops now and in the future as necessary to prevent staining and to improve waterproofing.

110) Evaluate - Minor damage and/or deterioration was found at countertops in one or more areas. The client(s) should evaluate and consider having repairs made, and/or countertops replaced where necessary.

111) Comment - The refrigerator ice maker is in the "off" position. The inspector was unable to evaluate this component.

112) Comment - Water stains and/or minor water damage was found in the shelving or cabinet components below the sink. The client(s) should evaluate and consider having repairs made.

Bathrooms

113) 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.

114) Repair/Replace, Evaluate , Conducive conditions - One or more toilets are loose, and evidence of damage or possible damage to the floor structure below was found. For example, elevated levels of moisture, soft floor structure, and/or dark staining at vinyl flooring around the base of the toilet(s). A qualified contractor should remove toilet(s) where necessary for further evaluation and repairs. The floor structure and flooring material below may need repair or replacement. Adequate time should be allowed for enclosed, wet floor structures to dry out after repairs are made and before floor cavities are closed off to prevent mold growth.

115) Repair/Replace, Evaluate , Conducive conditions - Tile and/or grout around one or more bathtubs is damaged or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.

Photo 30

116) Repair/Replace, Evaluate , Conducive conditions - 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. A qualified contractor should evaluate and repair tile and/or grout as necessary.

117) Repair/Replace, Evaluate , Conducive conditions - Floor tiles installed in "wet" areas have gaps between them. The wooden subfloor beneath may be damaged by water intrusion. A qualified contractor should evaluate, make repairs if necessary, and replace flooring with a waterproof floor such as sheet vinyl in wet areas.

118) Repair/Replace, Evaluate , Conducive conditions - Tile, stone and/or grout flooring is damaged and/or deteriorated in one or more "wet" areas with a wood subfloor below. The deterioration may allow water intrusion, and may result in damage to the subfloor. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.

119) Repair/Replace, Evaluate - One or more cabinets and/or drawers are damaged and/or deteriorated. A qualified contractor should evaluate and repair or replace cabinets and/or components as necessary.

120) Repair/Replace , Conducive conditions - One or more bathrooms with a shower do not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.

121) Repair/Replace - One or more toilet tank lids are cracked or broken. Lid(s) should be replaced as necessary.

122) Repair/Maintain , Conducive conditions - Caulk is missing and/or deteriorated at one or more bathtubs. For example, where the tub base meets the floor below, where the tub surround meets the tub, and/or around the base of the tub spout. Caulk should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures.

123) Repair/Maintain , Conducive conditions - Caulk is missing and/or deteriorated at one or more showers. For example, where the shower base meets the floor below and/or around the shower surround. Caulk should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures.

124) Repair/Maintain , Conducive conditions - Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.

125) Evaluate - Minor damage and/or deterioration was found at countertops in one or more areas. The client(s) should evaluate and consider having repairs made, and/or countertops replaced where necessary.

126) Comment - Water stains and/or minor water damage was found in the shelving or cabinet components below the sink. The client(s) should evaluate and consider having repairs made.

Interior rooms

127) 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.

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.

128) Safety, Repair/Replace, Evaluate - One or more electric receptacles have reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

129) Safety, Repair/Replace, Evaluate - Two-pronged electric receptacles rather than three-pronged, grounded receptacles are installed in one or more interior rooms. They are considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include:

Computer hardware

Refrigerators

Freezers

Air conditioners

Clothes washers

Clothes dryers

Dishwashers

Kitchen food waste disposers

Information technology equipment

Sump pumps

Electrical aquarium equipment

Hand-held motor-operated tools

Stationary and fixed motor-operated tools

Light industrial motor-operated tools

Hedge clippers

Lawn mowers

This list is not exhaustive. A qualified electrician should evaluate and install grounded receptacles as per the client(s)' needs and standard building practices.

130) Safety, Repair/Replace, Evaluate - The light fixture in one or more long hallways is controlled by a single switch at one end. This is a safety hazard due to inadequate lighting. The light should be controlled by three-way switches near each end of the hallway so it can be easily operated at both ends. A qualified electrician should evaluate and make repairs as necessary.

131) Safety, Repair/Replace, Evaluate - Incandescent light fixtures in one or more closets are too close to shelves and/or storage areas. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot light fixtures, and glass enclosures or lamps may be broken. Standard building practices require incandescent closet light fixtures to have the following clearances:

12 inches from shelves and spaces above shelves

12 inches above the highest closet pole

A qualified electrician should evaluate and repair as necessary and as per standard building practices.

132) Safety, Repair/Replace, Evaluate - One or more ceiling fans are installed less than seven feet from the floor below. This is a safety hazard. A qualified contractor should evaluate and repair as necessary. For example, remove fans, or move them as necessary to maintain a seven foot clearance below. Ideally ceiling fans should be installed at least eight to nine feet above the floor for optimal air flow.

133) 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:
http://www.google.com/search?q=old+smoke+alarms

134) Safety, Repair/Replace - One or more bedroom windows have inadequate egress in the event of a fire due to their being too high from the floor, having too small of an opening, and/or being unable to open. Bedroom windows should be easy to open, stay open by themselves, and have:

A maximum sill height of 44 inches from the floor

A minimum width of opening of 20 inches

A minimum height of opening of 24 inches

A minimum net clear opening of 5.7 square feet (5 square feet for ground floor).

For windows that are too high, keeping furniture such as a chair immediately below the window can improve egress, but is not a permanent solution. Recommend having a qualified contractor make modifications as necessary, such as moving or replacing window(s) to comply with these recommendations. For more information, visit:
http://www.google.com/search?q=bedroom+window+fire+egress

135) Safety, Repair/Replace - One or more exterior entrance doors are of hollow-core construction rather than solid core. This may represent a security hazard since these doors are easily broken. Hollow-core, exterior entrance doors should be replaced with solid core doors by a qualified contractor.

136) 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

137) Repair/Replace, Evaluate , Conducive conditions - Floor tiles installed in "wet" areas have gaps between them. The wooden subfloor beneath may be damaged by water intrusion. A qualified contractor should evaluate, make repairs if necessary, and replace flooring with a waterproof floor such as sheet vinyl in wet areas.

138) Repair/Replace, Evaluate , Conducive conditions - Tile, stone and/or grout flooring is damaged and/or deteriorated in one or more "wet" areas with a wood subfloor below. The deterioration may allow water intrusion, and may result in damage to the subfloor. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.

139) Repair/Replace, Evaluate - One or more air supply registers has a weak air flow, or no apparent flow, and may result in an inadequate air supply for heating/cooling. Recommend asking the property owner(s) about this. Adjustable damper(s) in ducts may exist and be reducing the flow. If dampers exist, then they should be opened to attempt to improve the air flow. If the property owner(s) are unaware of such dampers, or if adjusting dampers does not improve the air flow, then a qualified heating/cooling contractor should evaluate and repair or make modifications as necessary.

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

141) Repair/Replace, Evaluate - One or more ceiling fans wobbles excessively during operation. This is a potential safety hazard and may be caused by one or more of the following:

Loose screws

Loose blade(s)

A loose connection between the rod and the fan body

A loose connection between the fan body and the electric box above

Misaligned blades

Bent or warped blades

Unbalanced blades

Recommend having a qualified contractor evaluate and repair as necessary. For more information, visit:
http://www.google.com/search?q=unbalanced+ceiling+fans

142) Repair/Replace, Evaluate - Floors in one or more areas are not level. Significant repairs may be needed to make floors level, such as repairs to the foundation. A qualified contractor should evaluate and make repairs as necessary.

143) Repair/Replace - One or more air supply registers are loose or installed in a substandard way. Repairs should be made as necessary so registers are securely attached, flush with the surface they are installed on, and otherwise correctly installed.

144) Repair/Replace - Lock mechanisms on one or more windows are missing and/or damaged so that they are inoperable. Repairs should be made by a qualified contractor or service technician so that windows lock and unlock easily.

145) Repair/Replace - Glass in one or more windows is broken. A qualified contractor should replace glass where necessary.

146) Repair/Replace - Screen(s) in one or more windows are torn or have holes in them. Screens should be replaced where necessary.

147) Repair/Replace - One or more bedroom doors has no gap between it and the floor below, or has a gap substantially less than one inch. This structure has a forced air heating system with centrally located return air ducts. When bedroom doors are closed, the only effective path for return air out of the bedrooms is under the doors. A minimum gap of one inch below bedroom doors is recommended to allow an adequate air flow for return air. Recommend trimming the bottoms of bedroom doors as necessary so each door has a minimum one inch gap at its base.

148) 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.

149) Repair/Replace - One or more sliding glass doors are damaged and/or deteriorated. A qualified contractor should replace door(s) as necessary.

150) Repair/Replace - Screens in one or more sliding doors are torn or have holes in them. Screens should be replaced where necessary.

151) Repair/Replace - Vinyl flooring is damaged and/or deteriorated in one or more areas. A qualified contractor should replace or repair the damaged flooring.

152) Repair/Replace - Carpeting in one or more rooms is damaged and/or significantly deteriorated. Recommend replacing carpeting where necessary.

153) Repair/Replace - Trim is missing and damaged or deteriorated in one or more areas. Recommend having a qualified contractor install trim where missing, and replace or repair trim where necessary.

154) Monitor - Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.

Photo 20

155) Comment - Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

Photo 1 Termite trail where wall stud meets exterior sheathing. This is in the utility room and live termites were witnessed at this location.	Photo 4 Gas line entering attic through the soffit on the front of home.
Photo 5 Improperly installed gas line. This line goes from the utility room in rear of home, up through the attic where it is contact with electrical wiring and down the front wall of the home on the exterior. This line supplies gas for the fireplace and it is a safety hazard in more ways than one.	Photo 9 Gap between floor of front porch and wall should be sealed to prevent water from entering.
Photo 15 Spalling and cracking of the mortar between bricks, probably due to inadequate grading and the bricks not being installed with sufficent angle to allow water runoff during rain.	Photo 22 Plumbing for the washing machine not properly secured. May cause rattling of pipes and possibly damage if left uncorrected.
Photo 24 Termite damage in utility room. The inspector and the client witnessed live termites during the inspection.	Photo 25 Apparent leak underneath bath tub as evidenced by the rust. Hole should be sealed to prevent entry by animals or insects and to prevent cold air from entering.
Photo 29 Rotted door sill due to improper grading. Water flows from walkway and yard directly to this door way.

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Property Inspection Report
Client(s):	Tamara Adams
Property address:	3957 Windemere Drive Douglasville, Georgia 30135
Inspection date:	10/25/2011