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UltraSound Home Inspections


Email: conlybrooks@yahoo.com
Phone: (720) 391-3879
PO Box 493 
Wheat Ridge CO 80034
Inspector: Conly Brooks

 

Property Inspection Report

Client(s):  James and Michelle Pettifor
Property address:  1 Carriage Lane, Cherry Hills Village, CO 80121
Inspection date:  Friday, December 15, 2017

This report published on Saturday, December 16, 2017 6:55:58 PM CST

Thank you for the opportunity to conduct a home inspection of the property listed above. We
understand that the function of this report is to assist you in understanding the condition of the
property to assist in making an informed purchase decision.

The report contains a review of components in the following basic categories: grounds, exterior/foundation, crawl space, basement, roof, attic & roof structure, garage or carport, electrical, plumbing/fuel systems, plumbing, water heater, heating/ventilation and air conditioning, fireplaces/stoves/chimneys and flues, kitchen, bathrooms/laundry and sinks, interior/doors and windows. Additional categories may or may not be included.

The inspector is not required or permitted to move furniture, personal belongings,
excessive storage items or any other items that may inhibit the performance or inclusion or
observation in the inspection report at the time of the inspection and this condition may or may
not be noted in the report. The report is designed to be easy to read and comprehend however it
is important to read the entire report to obtain a full understanding of the scope, limitations and
exclusions of the inspection.

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:
SafetyPoses a safety hazard
Major DefectCorrection likely involves a significant expense
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
Minor DefectCorrection likely involves only a minor expense
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
MonitorRecommend monitoring in the future
CommentFor your information

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Summary of Defects
Immediate Concerns/Repairs/Evaluations
Grounds
Exterior and Foundation
Crawl Space
Basement
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows

View summary


General Information
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Report number: 173
Time started: 11:00
Time finished: 5:30
Present during inspection: Client, Property owner, Realtor, Contractor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Cool
Inspection fee: 700.00
Payment method: Check
Type of building: Single family, Detached garage
Buildings inspected: One house, One detached garage
Number of residential units inspected: 1
Age of main building: 27 years old
Source for main building age: Municipal records or property listing
Front of building faces: North
Main entrance faces: North
Occupied: Yes, Furniture or stored items were present

1) Safety, Repair/Maintain - A radon test was performed as part of this home inspection. The radon test showed that the radon levels in the home averaged 13 pCi/L. The US EPA recommends having a radon mitigation system installed if the radon levels are 4.0 pCi/L or higher. Elevated radon levels in homes are unsafe and have been known to cause lung cancer. Since the radon levels found in the home were in excess of 4.0 pCi/L I recommend contacting a radon mitigation company to install a radon mitigation pump.
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Photo 1-1
Radon test #1 showed the radon levels in the basement were 14.4 pCi/L.
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Photo 1-2
Radon test #2 showed the radon levels in the basement were 11.7 pCi/L.

2) Evaluate - This home appeared to have a home alarm system. Home alarm systems are out of the scope of a standard home inspection. The homeowner may wish to contact a qualified home security company to come out to the house and evaluate the home alarm system to ensure the home alarm system and its components are functioning properly.
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Photo 2-1
 

3) Evaluate - A jacuzzi tub was installed on the property. Jacuzzi tubs are specialty items and therefore are out of the scope of a standard home inspection. The homeowner may wish to have the jacuzzi tub evaluated by a qualified contractor to ensure that it functions properly.
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Photo 3-1
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Photo 3-2
An electrical shut-off box was found in the garage that was inoperable at the time of inspection. This shut-off box appeared to be for the jacuzzi tub but I recommend asking the current homeowner just to be sure.

4) Evaluate - This home has a central vacuum system installed in it. I was unable to determine with absolute certainty if the vacuum in the detached garage is where all of the dust and dirt collect when the central vacuum in the main living area is used. I recommend asking the current homeowner for more information on how this central vacuum system operates and if it functions properly.
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5) Evaluate - A type of HVAC equipment that was installed in the wine closet was not operable at the time of inspection. I recommend asking the current homeowner what this HVAC equipment is used for and if it functions properly.
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Photo 5-1
 

6) Evaluate - A sauna was installed at this property. Saunas are specialty systems and are out of the scope of a standard home inspection. I recommend asking the current homeowner for more info on how the sauna operates and if it functions properly. You may also wish to have the sauna and its components evaluated by a qualified contractor.
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Photo 6-1
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Photo 6-2

Summary of Defects
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Summary of defects disclaimer: The Summary of Defects section in this inspection report is done as a courtesy to our clients and may not list all of the defects that were found during the home inspection. Please read through the entire home inspection report for the full list of defects that were found and the details of those defects.
Plumbing: Garbage disposal didn't function properly./, Sink drain leak in the bathroom./, Broken/missing drain stopper in one or more sinks and/or bathtubs./, Bathroom and/or kitchen sink faucet handles didn't function properly and/or leaked./, Bathroom sink drains slowly./, Diverter valve in one or more bathtubs is substandard./, Substandard/deteriorated shower head./, One or more sinks or shower heads has a slow drip when turned off./, Deteriorated and/or rusted plumbing supply lines./, Substandard plumbing drain slope./, One or more hose bibs were substandard./ Evaluate potential dishwasher leak./ One or more toilets were substandard./
Electrical: One or more damaged/substandard outlet(s)./, Damage or substandard wiring in the sub panel./, Missing outlet, switch or junction box cover plate(s)./, No GFCI protected outlets installed in one or more areas./, Repair one or more missing electrical/junction box knockout./, Evaluate/Repair recessed lighting contacting insulation./, Install smoke alarm(s)/, Install carbon monoxide alarm(s)./, One or more light fixtures did not turn on when activated./, One or more exposed wire connections./, Exposed exterior wiring subject to damage./, One or more subpanels are missing a description label./, One or more emergency shut-off switch boxes were substandard./, One or more damaged and/or substandard light fixtures./ Repair one or more light switches./ One or more outlets are installed too close to baseboard heaters./
HVAC Technician Repairs: Repair or clean AC condenser fins./, Replace AC air filters./, AC condenser unit is missing structural pad./, Water heater is near its expected service life age./, One of the Boilers is near or past its expected service life age./, Recommend having the AC units cleaned/serviced./ The boiler and/or its components were substandard and/or deteriorated./ Bathroom ventilation fans were substandard and/or were missing from one or more bathrooms./ Baseboard heater was loose and/or not properly installed./, The water heater's casing is damaged./, Repair or replace electric heater in the garage./
Handyman Repairs: Damaged or missing screens./, Failing exterior paint./, Sink drain stopper repair./, One or more interior door(s) did not open and/or close correctly./, One or more gaps, cracks, and/or holes in the exterior should be caulked./, Substandard caulking around bathtub(s) and/or sink(s)./, Substandard caulking at kitchen backsplash and/or counter top./, Substandard caulking at bathroom backsplash and/or counter top./, Missing light fixture cover or globe./, Improve yard/exterior slope in one or more areas./, Repair garage door weather stripping./, Substandard window blinds./, Substandard cabinet/vanity doors or drawers in kitchen and/or bathroom./, Missing/substandard door handle and/or door lock./, Substandard shower doors./, Basement steps were substandard./, Repair or replace one or more bathroom sink faucets./
Roofing: Have the roof covering evaluated and/or repaired/replaced./, Repair substandard chimney cap./, Exposed nail heads on roof./, One or more skylight windows were damaged./ One or more roof plumbing vents were substandard./ One or more windows did not open, close, and/or lock correctly./
Concrete/Masonry/Tile Repair: Damaged concrete/masonry sidewalk, porch or patio./, Repair substandard and/or damaged floor tile./, Repair substandard tile grout and/or caulking./, Deteriorated asphalt driveway and/or sidewalk./, Repair/seal cracks in EIFS and/or stucco wall./
Carpenter/Drywall Contractor: Repair/evaluate one or more sections of the exterior wall covering./
Specialty features excluded from the home inspection: Water Filtration System./, Yard irrigation system./, Home Alarm System./, Sauna./, Jacuzzi Tub./, Electric Fence
Evaluate: Yard irrigation system./, Gas fireplaces./, Pipe sticking out of the ground near garage./, HVAC equipment in wine closet./, Potential dishwasher leak./, Central Vacuum System./, Purpose of water supply line underneath bathroom sink./, Where the dryer vent terminates./ Location of water supply line for evaporative cooler./ Determine if the hose bib near the garage functions properly./ Determine if the hot water line leaks for the bathroom sink next to the kitchen./ Light fixtures that did not turn on./

7) Safety, Repair/Maintain - I recommend contacting a radon mitigation company to mitigate the high levels of radon found in the home.

8) Repair/Replace - Kitchen countertop was damaged.

9) Repair/Replace - Bathroom cabinets and/or vanity was damaged and/or substandard.

10) Repair/Maintain - Recommend removing debris from window wells.

11) Repair/Maintain - I recommend having the fireplace cleaned and repaired.

12) Repair/Maintain - I recommend installing a vapor barrier in the crawlspace.

13) Repair/Maintain - The garage door and/or garage door opener was substandard and/or it was missing safety components.

14) Repair/Maintain - Trees and/or vegetation was in contact with the exterior wall and/or roof covering./

15) Maintain - I recommend having the gutters cleaned.

Immediate Concerns/Repairs/Evaluations
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Immediate Concerns/Repairs/Evaluation Disclaimer:: The immediate concerns/repairs/evaluation section of this report lists some of the defects that the inspector recommends having evaluated. All of the defects in the home inspection report are important and should be considered immediate concerns as well unless told otherwise by your home inspector or a licensed contractor.

16) Major Defect, Evaluate - Roof condition.

17) Major Defect - AC units are 22 years old. (Expected service life is 10-15 years.)

18) Repair/Replace - The boiler and/or its components are damaged.

19) Repair/Replace - Recommend upgrading bathroom outlets to GFCI protected outlets.

20) Repair/Maintain - Recommend having the ac units and swamp cooler cleaned and/or serviced.

21) Evaluate - Water heater is 6 years old. (Expected service life is 8-12 years.)

Also recommend having a HVAC technician determine the significance of the damage to the water heater casing.

22) Evaluate - Recommend having the sprinkler system evaluated.

Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level, Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Asphalt
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Stones, Stamped concrete
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood, Concrete, Masonry
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Masonry

23) Repair/Maintain - The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. It can be a conducive condition for wood-destroying organisms. Recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.
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Photo 23-1
 

24) Repair/Maintain - Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. Recommend sealing any cracks in the sidewalk to prevent future water intrusion.
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Photo 24-1
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Photo 24-2
Crack in the patio around the gas firepit.

25) Repair/Maintain - Sidewalk(s) and/or patios were undermined in one or more areas, where soil has eroded out from beneath. Recommend that a qualified person repair as necessary to prevent further erosion and undermining.
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Photo 25-1
Settlement in the sidewalk on the Northwest side.
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Photo 25-2
Sidewalk has settled on the West side.

26) Maintain - The asphalt and concrete driveway surface was worn and is prone to developing cracks from water penetration. Recommend that a qualified person reseal the driveway. For more information, visit:
http://www.reporthost.com/?RAD
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Photo 26-1
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Photo 26-2
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Photo 26-3
The concrete driveway has settled. The arrow shows the height that the driveway used to be.
 

27) Evaluate - A pipe with an unknown purpose and that had been sealed off with concrete was found sticking out of the ground near the garage. Often pipes like this one mean that a underground septic tank or underground oil tank exists. I recommend asking the current homeowners for more information on this situation.
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28) Comment - A pile of wood shakes and a pile of stone were found near the garage. These materials could come in handy if future repairs are needed so I wanted to make sure that you were aware.
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Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame, Concrete block, Stone
Wall covering: Wood, Stucco, Stone or faux stone veneer, Expanded insulation foam system (EIFS)
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space, Finished basement
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)

29) Repair/Replace - Some sections of siding and/or trim were missing and/or damaged. Recommend that a qualified person repair, replace or install siding or trim as necessary.
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Photo 29-1
Numerous small cracks in the stone veneer.
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Photo 29-2
Damaged stucco on the West side.
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Photo 29-3
Damaged stucco on the West side below electrical panel.
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Photo 29-4
Damaged stucco on the West side above electrical panel.
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Photo 29-5
Small crack, South side.
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Small crack below window, South side.
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Photo 29-7
Small crack, South side.
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Photo 29-8
Missing stucco, East side.
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Photo 29-9
Missing EIFS on garage.
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Photo 29-10
Missing EIFS on garage.
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Photo 29-11
Damaged EIFS behind conduit on garage.
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Photo 29-12
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Photo 29-13
Missing section of siding on the South side.
 

30) Repair/Replace - The masonry (brick or stone) veneer was deteriorated or damaged in some areas. Where cracks or openings are exposed, water can enter the wall structure causing mold, fungal growth and structural damage. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.
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31) Repair/Maintain - One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.
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Holes above a window on the North side.
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Recommend sealing gaps around exterior light fixtures.
 

32) Maintain - Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
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Photo 32-1
 

33) Maintain - The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
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Photo 33-1
Failing paint on the North side.
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Photo 33-2
Failing paint on the Southeast side.

34) Comment - Firewood was stored so that it was in contact with or close to the building exterior. This is a conducive condition for wood-destroying organisms. Recommend storing firewood outdoors in an open area, and as far away from buildings as practical to keep insects away from buildings. For more information visit:
http://www.reporthost.com/?FWWDI
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Photo 34-1
 

Crawl Space
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.

The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Bearing wall, Concrete
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Appeared serviceable
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Not applicable, none installed
Vapor barrier present: None visible
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Unconditioned space, without vents

35) Repair/Replace, Evaluate, Monitor - Evidence of prior water intrusion or accumulation was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the crawl space. Recommend that the client review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:
  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains
Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.
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Photo 35-1
 

36) Repair/Replace - No vapor barrier was installed in the crawl space. This is a conducive condition for wood-destroying organisms due to the likelihood of water evaporating from the soil below up into the structure. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified contractor install a vapor barrier per standard building practices.
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Photo 36-1
 

Basement
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of floor substructure above: Not determined (inaccessible or obscured)
Pier or support post material: Bearing wall, Concrete
Beam material: Not determined (inaccessible or obscured)
Floor structure above: Not determined (inaccessible or obscured)
Condition of insulation underneath floor above: Not determined (inaccessible or obscured)

37) Safety, Evaluate - The only entrance/exit to the basement appeared to be the basement stairs. While this is common in older homes, modern standards require a secondary escape for use in the event of fire or an emergency. Such entrances/exits should allow entry by emergency personnel and their equipment. It is beyond the scope of this inspection to verify compliance with the current codes, and codes are generally not retroactive. Consult with a window/door contractor and/or the local municipal building officials regarding egress guidelines.

38) Repair/Maintain - Excessive amounts of debris was found in one or more window wells. This can prevent the window well from draining properly and can also attract wood destroying insects. I recommend cleaning the debris from the window wells.

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Photo 38-1
 

39) Repair/Maintain - One or more basement stairs were loose. This is a safety hazard so I recommend contacting a contractor to make repairs.
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Photo 39-1
 

40) Evaluate - The drywall that is covering one of the basement walls was loose. This situation was most likely caused by not having enough studs behind the wall. This is most likely not a structural concern but the homeowner may wish to have a contractor evaluate this situation for peace of mind.
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Photo 40-1
 

Roof
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Roof inspection method: Partially traversed
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Wood shakes or shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Appeared serviceable

41) Repair/Replace, Evaluate - One or more skylights have been installed with substandard or non-standard construction methods. Recommend that a qualified contractor evaluate and repair as necessary, and per standard building practices. The metal trim does not cover the bottom of the skylight which could allow water intrusion.
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Photo 41-1
 

42) Repair/Replace - One or more rubber or neoprene pipe flashings were split or cracked. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor replace flashings where necessary.
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43) Repair/Replace - Glass in one or more skylights was cracked, broken and/or missing. Recommend that a qualified contractor replace glass as necessary.
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Photo 43-1
 

44) Repair/Replace - The roof covering for the shed in the backyard is deteriorated. Recommend contacting a roofing contractor to make repairs.
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Photo 44-1
 

45) Repair/Maintain - The wooden roof surface (shakes or shingles) was worn, weathered or moss-covered. Shakes can deteriorate prematurely if not maintained. Recommend that a qualified contractor clean the roof surface and apply a preservative per standard building practices. For wooden roof surfaces, this should be done approximately once every three to five years. Any repairs needed for the roof surface should be done prior to applying the preservative.
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Photo 45-2
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Photo 45-4
Cracked wooden shakes.
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Photo 45-6
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Photo 45-7
An area where shingles are missing and now the underlayment is exposed.
 

46) Maintain - Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
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Photo 46-1
 

47) Maintain - Significant amounts of debris such as leaves, needles, seeds, etc. have accumulated on the roof surface. Water may not flow easily off the roof, and can enter gaps in the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend cleaning debris from the roof surface now and as necessary in the future.
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Photo 47-1
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Photo 47-2

48) Maintain - Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
http://www.reporthost.com/?MOSS

49) Maintain - Nail heads were exposed at one or more shingles or sections of flashing. More than just a few exposed nail heads may indicate a substandard roof installation. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks.
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Photo 49-1
The flashing on the South side had numerous exposed nail heads.
 

50) Comment - These photos show the roof covering of the house which consists of one layer of wooden shakes. The roof covering was badly damaged in many areas and I recommend having it evaluated by a licensed roofing contractor.
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Photo 50-7
 

Attic and Roof Structure
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses
Ceiling structure: Trusses
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass loose fill
Approximate attic insulation R value (may vary in areas): R-38
Vermiculite insulation present: None visible
Vapor retarder: Not determined (inaccessible or obscured)
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Box vents (roof jacks), Gable end vents, Enclosed soffit vents

51) Safety, Repair/Replace - One or more recessed "can" lights in the attic that had no visible rating for contact with insulation were in contact with insulation. If lights are not "IC" rated then this is a fire hazard. Recommend that a qualified person make permanent repairs as necessary. For example, by installing shields around lights or moving insulation.
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Photo 51-1
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Photo 51-2

Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached, Detached, Garage
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Solid core, Wood
Condition of garage vehicle door(s): Required repair, replacement and/or evaluation (see comments below)
Type of garage vehicle door: Sectional
Number of vehicle doors: 5
Condition of automatic opener(s): Appeared serviceable, Near, at or beyond service life
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Exists

52) Safety, Repair/Replace - No photoelectric sensors were installed for one or more garage vehicle doors' automatic opener. These have been required on all automatic door openers since 1993 and improve safety by triggering the door's auto-reverse feature without need for the door to come in contact with the object, person or animal that is preventing the door from closing. Recommend that a qualified contractor install photoelectric sensors where missing for improved safety. For more information on garage door safety issues, visit:
http://www.reporthost.com/?GDPES

53) Repair/Maintain - Small gaps or deteriorated weather stripping were found below or around one or more garage vehicle doors. Vermin and insects can enter the garage as a result. Recommend that a qualified person repair as necessary to eliminate or minimize gaps.
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Photo 53-1
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Photo 53-2

54) Comment - Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
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Photo 54-1
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Photo 54-2

Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 225
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): Not determined
System ground: Not determined, not readily apparent
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Building exterior
Location of sub-panel #C: Building exterior
Location of sub-panel #D: Attached garage
Location of sub-panel #E: Detached garage
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed, Copper
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested

55) Safety, Repair/Replace, Evaluate - One or more electric receptacles at the kitchen, bathroom(s), garage, exterior and/or basement had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
http://www.reporthost.com/?GFCI
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Photo 55-1
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Photo 55-2

56) Safety, Repair/Replace - Neutral and equipment ground wires were bonded (connected) at sub-panel(s) # E/detached garage panel. This should only occur in the main service panel, not sub-panels, and is a shock hazard. Neutral wires should be attached to a "floating" neutral bar not bonded to the panel, and grounding wires should be attached to a separate grounding bar bonded to the sub-panel. Recommend that a qualified electrician repair per standard building practices. For more information, visit:
http://www.reporthost.com/?SUBGRND
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Photo 56-1
 

57) Safety, Repair/Replace - Wire splices were exposed and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
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Photo 57-1
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Photo 57-2
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Photo 57-3
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Photo 57-4

58) Safety, Repair/Replace - One or more receptacles were broken or damaged. This is a potential shock or fire hazard. Recommend that a qualified electrician replace such receptacles as necessary.
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Photo 58-1
2nd floor bedroom.
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Photo 58-2
Garage

59) Safety, Repair/Replace - One or more electric receptacles and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
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Photo 59-1
Loose exterior outlet, South side.
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Photo 59-2
Loose basement outlet.
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Photo 59-3
Loose basement outlet.
 

60) Safety, Repair/Replace - Smoke alarms were missing from one or more bedrooms, on one or more levels and/or in the attached garage. Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM

61) Safety, Repair/Replace - Numerous outlets in the home were installed above baseboard heaters which can create a potential fire/safety hazard. If a cord is plugged into the outlet it could drape down and come into contact with the hot baseboard heater. I recommend having repairs made by a qualified electrical contractor.
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Photo 61-1
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Photo 61-2
A cable wire was also routed through a baseboard heater in the living room which can create a fire hazard.

62) Safety, Repair/Replace - Wiring was exposed and subject to damage above the mailbox outfront. This wire is installed so a light fixture can be put on top of the mailbox. I recommend having a light fixture installed or having the wire removed to prevent the risk of an electrical fire or shock hazard.
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Photo 62-1
 

63) Safety, Repair/Maintain - One or more knockouts were missing from the sprinkler box. Holes in panels are a potential fire hazard if a malfunction ever occurs inside the panel. Rodents can also enter panels through holes. Recommend that a qualified person install knockout covers where missing and per standard building practices.
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Photo 63-1
 

64) Safety, Repair/Maintain - One or more cover plates for switches, receptacles or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
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Photo 64-1
Missing outlet cover next to grill.
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Photo 64-2
Master bedroom.
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Photo 64-3
Basement.
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Photo 64-4
Crawlspace.

65) Safety, Repair/Maintain - Carbon monoxide alarms were missing on one or more levels. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed in the vicinity of each sleeping area, on each level and in accordance with the manufacturer's recommendations. Recommend installing additional carbon monoxide alarms per these standards. For more information, visit:
http://www.reporthost.com/?COALRM

A plug in carbon monoxide detector was on the 2nd floor and there was also a carbon monoxide detector in the boiler room. I was unable to find one on the main living area.
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Photo 65-1
 

66) Safety, Comment - One or more "plug-in" type carbon monoxide alarms were found. Because such CO alarms can be easily removed, recommend that home buyers verify that CO alarms haven't been removed upon taking occupancy. If removed, then recommend installing new CO alarms in the vicinity of sleeping areas and on each level. Note that some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. For more information, visit:
http://www.reporthost.com/?COALRM
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Photo 66-1
 

67) Repair/Replace, Evaluate - One or more electric receptacles appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated or GFCI/AFCI protection may need to be reset to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
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Photo 67-1
An exterior outlet located on the detached garage did not have power.
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Photo 67-2
Both outlets next to the master bedroom sinks did not have power.
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Photo 67-3
The floor outlets in the living room did not have power.
 

68) Repair/Replace, Evaluate - One or more light switches had an unknown function and/or didn't function properly at the time of inspection. Recommend asking current homeowner what the light switch is used for or contacting a contractor to make repairs.
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Photo 68-1
Unknown function for master bedroom light switch.
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Photo 68-2
Dimmer switch in basement didn't work.

69) Repair/Replace - The inspector was unable to open and evaluate panel(s) #an electrical shut-off box next to an AC unit, a shut-off box next to the main panel and another electrical box next to the main panel because panel(s) were locked and panel door was substandard. These panel(s) are excluded from this inspection. Recommend that repairs, modifications and/or cleanup should be made as necessary so panels can be opened and fully evaluated.
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Photo 69-1
Ac shut off switch door was not opening.
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Photo 69-2
This shut off switch door was not opening. I also recommend asking the current homeowner what this switch is used for.
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Photo 69-3
This electrical box was locked.
 

70) Repair/Replace - One or more globes or covers for light fixtures were missing, substandard or damaged. Recommend replacing as necessary to avoid exposed bulbs. With closet lighting or where flammable stored objects are near light fixtures, missing or broken covers can be a fire hazard. When light covers are missing above shower areas a shock/safety hazard is created.
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Photo 70-1
This photo shows one of the walkway lights on the path to the fire pit was damaged.
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Photo 70-2
Light fixture in the backyard was loose.
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Photo 70-3
Light fixture above shower is missing its cover.
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Photo 70-4
Light fixture in garage is missing a bulb and cover.

71) Repair/Maintain - The sub panel installed on the West side exterior wall is missing its description label. This situation could create a problem if upgrades or repairs to the sub panel need to be made in the future. Recommend contacting a qualified electrical contractor to make repairs.
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Photo 71-1
 

72) Evaluate - One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
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Photo 72-1
I was unable to turn these flood lights on in the backyard.
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Photo 72-2
2nd floor, 1/2 bathroom.
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Photo 72-3
Light fixture in boiler room did not turn on.
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Photo 72-4

73) Comment - This photo shows the home's main electrical panel which is located on the West side of the house. The electrical panel is a General Electric 225 amp panel and copper wiring is being used to supply the home with electricity.
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Photo 73-1
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Photo 73-2
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Photo 73-3
 

74) Comment - The photos below show the three sub panels that were installed at this home. Sub panel #1 is on the West side exterior wall, Sub Panel #2 is in the attached garage, and Sub Panel #3 is in the detached garage.
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Photo 74-1
Sub panel #1
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Photo 74-2
Sub panel #1
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Photo 74-3
Sub panel #2
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Photo 74-4
Sub panel #2 description label.
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Photo 74-5
Sub panel #2
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Photo 74-6
Sub panel #3
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Photo 74-7
Sub panel #3 description label.
 

75) Comment - This property had an electrical fence system installed. Electrical fences are out of the scope of a standard home inspection. The homeowner may wish to have a qualified contractor verify the electrical fence system works and was installed correctly.
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Photo 75-1
 

76) Comment - This house has surround sound speakers and an intercom system installed in it. These are specialty features and are out of the scope of a standard home inspection. The homeowner may wish to have the intercom and surround sound evaluated by a qualified contractor to ensure they operate and are installed properly. I also recommend asking the current homeowner for more information.
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Photo 76-1
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Photo 76-2

Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Water pressure (psi): 80 psi
Location of main water shut-off: Crawl space
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, PEX plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic, Cast iron
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: No
Sewage ejector pump installed: No
Type of irrigation system supply source: Public
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: None visible
Location of main fuel shut-off valve: At gas meter

77) Safety, Repair/Replace - The gas regulator installed on the grill's gas line was significantly corroded. This creates a potential safety hazard and I recommend contacting a contractor to make repairs.
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Photo 77-1
 

78) Repair/Maintain, Evaluate - Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.
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Photo 78-1
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Photo 78-2
Water could be seen leaking from one of the sprinkler valves in the sprinkler box in the Northwest corner of the yard. This could be a sign that the sprinkler lines have not been properly winterized. I recommend asking the current homeowner for more information and/or having the sprinkler lines evaluated by a qualified contractor.
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Photo 78-3
Sprinkler control panel on West side.
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Photo 78-4
Sprinkler control panel inside the garage.

79) Repair/Maintain - One or more drain pipes had a substandard slope. Clogging or leaks can occur as a result. Drain and waste pipes should be sloped 1/4 inch per foot of length if less than 3 inches in diameter, or 1/8 inch per foot of length for larger diameters. Recommend that a qualified plumber repair per standard building practices.
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Photo 79-1
Basement bathroom sink drain has a negative slope.
 

80) Repair/Maintain - One or more hose bib were loose or not properly installed. This could cause the water supply line for the hose bib to leak over time. I recommend contacting a qualified contractor to make repairs.
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Photo 80-1
Hose bib on the West side is not properly anchored to the house.
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Photo 80-2
Hose bib on the South side sticks out too far which could cause water to freeze inside the pipe.

81) Evaluate - A water filtration system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Filter cartridges typically need replacing periodically. Cleaning and other maintenance may also be needed. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit:
http://www.reporthost.com/?WTRFLTR
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Photo 81-1
 

82) Evaluate - Numerous water shut-off valves were not labeled in the boiler room and in the crawlspace, and their function is unknown. Recommend consulting with the property owner to determine valves' functions, that you verify this yourself, or if necessary that a qualified plumber evaluate. Recommend labeling valves as necessary.
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Photo 82-1
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Photo 82-2
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Photo 82-3
 

83) Evaluate - A disconnected water supply line was found underneath the secondary master bathroom sink. I was unable to determine what this water line is used for so I recommend asking the current homeowners for more information. Water lines like this one are typically used for refrigerators and/or swamp coolers.
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Photo 83-1
 

84) Comment - The water supply to some plumbing system fixtures appeared to be shut off during the inspection and these were not fully evaluated. They are excluded from the inspection.
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Photo 84-1
Hose bib by the detached garage.
 

85) Comment - What appeared to be the main water shut-off valve was located in the crawl space. This is an inconvenient location at best, and may prevent the water from being turned off in a timely manner in the event of a plumbing emergency. Consider having a qualified plumber relocate the shut-off valve to a more convenient location, such as in a closet or a cabinet under a sink.

86) Comment - The main gas shut-off valve for this home is located next to the gas meter.
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Photo 86-1
 

87) Comment - The main water shut-off valve for this home is located in the crawlspace.
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Photo 87-1
 

88) - Some plumbing drain pipes installed at this property were damaged and/or corroded. This could mean that leaks have occurred in the past or that they could occur in the future. I recommend monitoring any corroded or damaged drain pipes and/or contacting a plumbing contractor to make repairs.
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Photo 88-1
Corroded drain pipe under secondary master bathroom sink.
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Photo 88-2
This picture shows a drain pipe in the boiler room that has been cut open and then sealed back up. Recommend monitoring the patch/repair for possible future leaks.
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Photo 88-3
Close up pic of drain pipe repair.
 

Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Electricity
Estimated age: 6 years old
Capacity (in gallons): The description label on the water heater did not say the size
Temperature-pressure relief valve installed: Yes
Location of water heater: Basement
Condition of burners: Appeared serviceable

89) Safety, Repair/Replace - No drain line was 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. Recommend that a qualified plumber install a drain line per standard building practices.
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Photo 89-1
 

90) Safety, Repair/Maintain - One of the boiler components has been installed in a way that it is damaging the water heater's casing on the backside. This could create a potential safety hazard so I recommend contacting a qualified HVAC technician to evaluate the situation and to make repairs.
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Photo 90-1
 

91) Comment - The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be near this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.

The water heater was manufactured in 2011 making it roughly 6 years old.

92) Comment - This photo shows the HTP water heater installed in the home's basement. The water heater was manufactured in 2011 making it is roughly 6 years old. The description label on the water heater did not list the exact size of the water heater tank but I estimate that the water heater is between 80 to 100 gallons. The estimated lifespan of most gas water heaters is 8-12 years.
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Photo 92-1
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Photo 92-2

Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Radiant, Gas fireplace or stove, Wood-burning fireplace or stove
General heating distribution type(s): Pipes and radiators
Last service date of primary heat source: Unknown
Condition of electric heaters (not forced air): Required repair, replacement and/or evaluation (see comments below)
Electric heater type (not forced air): Ceiling mounted, fan-assisted
Condition of forced air heating/(cooling) system: Appeared serviceable, Near, at or beyond service life
Condition of furnace filters: Required replacement
Location for forced air filter(s): At end of air handler, Behind return air grill(s)
Condition of forced air ducts and registers: Appeared serviceable
Condition of hydronic or steam heat system: Required repair, replacement and/or evaluation (see comments below)
Type of hydronic or steam heat: Hydronic (hot water), Radiators
Hydronic or steam heat fuel type: Natural gas
Condition of burners: Appeared serviceable
Type of combustion air supply: Intake duct
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life
Cooling system and/or heat pump fuel type: Electric
Location of heat pump or air conditioning unit: Building exterior, north, west
Type: Split system
Condition of controls: Appeared serviceable

93) Major Defect, Comment - The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

The ac units were manufactured in 1995 making them roughly 22 years old.

94) Repair/Replace, Evaluate - Corrosion or rust was found in one or more distribution supply pipes and/or fittings. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified heating contractor or plumber evaluate and repair as necessary.
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Photo 94-1
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Photo 94-2
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Photo 94-3
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Photo 94-4

95) Repair/Replace - One or more electric baseboard heaters were not installed properly at the time of inspection. Recommend that a qualified electrician repair or replace as necessary.
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Photo 95-1
Loose baseboard heater in the basement.
 

96) Repair/Replace - The electric heater installed in the garage was substandard at the time of inspection. The heater turned on but it did not produce hot air. Recommend having the heater repaired or replaced by a qualified HVAC contractor.
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Photo 96-1
 

97) Repair/Maintain, Evaluate - The last service date of the forced cooling system and boiler appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.

98) Repair/Maintain - The air conditioner condenser unit's support pad was substandard or missing and the AC unit was out of level. This can cause the AC system to not operate properly and it also exposes the bottom of the AC condensor to water and soil damage. I recommend contacting a HVAC technician to install an approved AC condensor pad and make the AC condensor level.

99) Maintain - Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).

I was able to locate three areas in the home that had air filters that will need to be changed. #1 is in the crawlspace, #2 is behind a ceiling vent cover on the 2nd floor at the top of the stairs, and #3 is behind a return register in the master bedroom closet. The evaporative cooler in the attic also has cooling pads inside of it that will need annual maintenance in the future.
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Photo 99-1
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Photo 99-2
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Photo 99-3
Cooling pads inside the evaporative/swamp cooler.
 

100) Maintain - The cooling fins at the air handler evaporator coils were dirty. Recommend that a qualified person clean fins as necessary.
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Photo 100-1
 

101) Evaluate, Comment - The photos below show the home's cooling system which is made up of two air conditioning units which are installed on the North side of the home and the homes evaporative cooler which is installed in the attic on the West side. The AC units were manufactured by Lennox and they are approximately 22 years old. The evaporative cooler was manufactured by Aerocool but the manufacture date was not listed on the unit so I would recommend asking the current homeowners when the evaporative cooler was installed. The estimated life expectancy for most air conditioners is 10-15 years.
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Photo 101-1
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Photo 101-2
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Photo 101-3
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Photo 101-4
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Photo 101-5
Evaporative/Swamp cooler on the West side.
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Photo 101-6
AC units evaporator coil in the crawlspace.
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Photo 101-7
AC units evaporator coil in the attic space.
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Photo 101-8
Evaporative/Swamp coolers model and serial numbers. Model # ACH 5800/6800, Serial # 342357

102) Comment - The estimated useful life for most cast iron boilers is 30 years. This boiler appeared to be near this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

The secondary boiler installed at this home was manufactured in 1989 making it roughly 28 years old.

103) Comment - The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.

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

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

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

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

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

For more information visit:
http://www.reporthost.com/?WHFAN
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Photo 104-1
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Photo 104-2
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Photo 104-3
 

105) Comment - The photos below show the heating systems installed at this home. The main heating system is a cast iron boiler which was manufactured by Utica Boilers and it is approximately 22 years old. The secondary boiler which is also installed in the basement was manufactured by Teledyne Laars and it is approximately 28 years old. The estimated service life of most cast iron boilers is 30 years.
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Photo 105-1
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Photo 105-2
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Photo 105-3
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Photo 105-4

Fireplaces, Stoves, Chimneys and Flues
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of wood-burning fireplaces, stoves: Appeared serviceable
Wood-burning fireplace type: Ceramic and masonry
Condition of gas-fired fireplaces or stoves: Required repair, replacement and/or evaluation (see comments below)
Gas fireplace or stove type: Metal pre-fab fireplace
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Wood-burning chimney type: Stucco
Gas-fired flue type: Direct vent

106) Safety, Repair/Replace, Evaluate - A significant amount of creosote or burning by-products (ash, soot, etc.) was visible in one or more chimneys. This is a potential fire hazard and a sign that chimney system maintenance has been deferred. The client should be aware that the type and quality of wood burned, and the moisture content of the wood, will affect the rate at which burning by-products accumulate in the chimney. When wood-burning devices are used regularly, they should be cleaned annually at a minimum. A qualified contractor should evaluate, clean, and repair if necessary.
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Photo 106-1
 

107) Safety, Repair/Replace - The only visible gas supply shut-off valve for the gas fireplace burner on the 1st floor was located inside the fireplace's firebox. The valve may be inaccessible in the event of a malfunction or a blaze inside the firebox. This is a potential safety hazard. A shut-off valve should be located outside of the firebox and within 6-10 feet from the fireplace. Recommend that a qualified contractor repair per standard building practices.
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Photo 107-1
 

108) Safety, Repair/Maintain, Evaluate - One or more wood-burning fireplaces or stoves were found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all wood-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at:
http://www.reporthost.com/?CSIA
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Photo 108-1
 

109) Safety, Repair/Maintain - One or more gaps were found between the fireplace face and the firebox. Heat from the firebox may penetrate these gaps to combustible materials in the wall structure. This is a potential fire hazard. Recommend that a qualified contractor repair as necessary.
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Photo 109-1
A very small hole was found in the mortar between the firebox and stone wall. Recommend sealing the hole just to be safe.
 

110) Safety, Maintain, Evaluate - Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances may need servicing annually or every few years. Consult with the property owner and/or a qualified specialist to determine if service is needed now. Any needed repairs noted in this report should be brought to the attention of the specialist when it's serviced. For more information visit:
http://www.reporthost.com/?ANGFINSP
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Photo 110-1
This picture shows the direct vent flue for the gas fireplace on the 1st floor. Birds like to make nests in these which can create a safety hazard so be aware.
 

111) Repair/Replace - One or more masonry chimney crowns were substandard. Crowns are meant to keep water off of the chimney structure and prevent damage from freeze-thaw cycles. Chimney crowns are commonly constructed by mounding concrete or mortar on the top chimney surface, however this is substandard. A properly constructed chimney crown should:
  • Be constructed using either precast concrete slabs, cast-in-place steel reinforced concrete, solid stone, or metal
  • Be sloped down from the flue a minimum of 3 inches of fall per foot of run
  • Extend a minimum of 2 1/2 inches beyond the face of the chimney on all sides
  • Not directly contact the flue liner (if installed), with the gap filled with flexible caulk
  • Have flashing installed between the bottom of the crown and the top of the brick chimney
Recommend that a qualified contractor repair or replace crowns as necessary, and per standard building practices.
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Photo 111-1
The arrow in this photo is showing an area where water can collect at the top of the wood burning fireplaces chimney. The cavity is currently sealed with caulk but you will need to maintain the caulk joint annually. Another option to repair this issue would be to create a better pitch so water cannot pool on the top of the chimney cap.
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Photo 111-2
Sealant covering the cracks in the wood burning chimney cap will need to be maintained to prevent further damage and water intrusion.
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Photo 111-3
This photo shows the stucco siding around the gas fireplace chimney is just starting to crack. These cracks should also be sealed and maintained as well.
 

112) Evaluate - The gas fireplace or stove was not fully evaluated because the pilot light was off. The inspector only operates normal controls (e.g. on/off switch or thermostat) and does not light pilot lights or operate gas shut-off valves. Recommend that the client review all documentation for such gas appliances and familiarize themselves with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.
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Photo 112-1
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Photo 112-2

113) Evaluate - One or more gas fireplaces or stoves did not respond to normal controls (e.g. on/off switch, thermostat, remote control) and were not fully evaluated as a result. The pilot light or gas supply may have been turned off, or some other condition may have prevented operation. The inspector only operates normal controls and does not light pilot lights or operate gas shut-off valves. Consult with the property owner, review all documentation for such gas appliances, and become familiar with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.
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Photo 113-1
 

114) Evaluate - The ash pit clean out was blocked by stored firewood and therefore could not be inspected. I recommend verifying the the cleanout door functions properly.
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Photo 114-1
 

Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Required repair, replacement and/or evaluation (see comments below)
Condition of dishwasher: Required repair, replacement and/or evaluation (see comments below)
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Natural gas
Type of ventilation: Wall or ceiling mounted fan
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: N/A (none installed)

115) Repair/Replace, Evaluate - The dishwasher may have been leaking at the time of inspection. A pool of water was found on the floor near the dishwasher but I was unable to determine with absolute certainty that the pool of water came from the dishwasher. Recommend asking the current homeowner for more information and/or that a qualified specialist evaluate and repair or replace if necessary. The dishwasher drain line was excessively long which could cause it to not drain properly as well.
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Photo 115-1
 

116) Repair/Replace, Evaluate - The inspector was unable to determine if the dishwasher's drain line had a high loop or air gap (e.g. drain line not visible). A high loop is created by routing the drain line up to the bottom surface of the counter top above and securely fastening it to that surface. An air gap is a device that makes the drain line non-continuous. Both of these prevent waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have these devices built in. Recommend reviewing the dishwasher's installation instructions, consulting with the property owner and/or having a qualified contractor evaluate further to determine if a high loop and air gap are installed or needed. If not installed, and none is built into the dishwasher, then recommend that a qualified contractor install a high loop and air gap per standard building practices.
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Photo 116-1
No high loop was installed on the dishwasher drain line and the drain line is too long.
 

117) Repair/Replace - Countertops and/or backsplashes were damaged or deteriorated. Recommend repairing or replacing as necessary.
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Photo 117-1
 

118) Repair/Replace - The under-sink food disposal was damaged. Recommend that a qualified contractor repair or replace as necessary.
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Photo 118-1
 

119) Repair/Maintain - Gaps, no caulk, or substandard caulking were found around the sink. Water may penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing caulk.
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Photo 119-1
 

120) Repair/Maintain - Cabinet hardware such as hinges, latches, closers, magnets or pulls were loose, missing or damaged at one or more cabinet drawers, doors or turntables. Recommend that a qualified person repair as necessary.
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Photo 120-1
Loose handle.
 

121) Comment - This home has a trash compactor installed next to the kitchen sink. The trash compactor was operable at the time of inspection however when I tested it it did not compact the trash very well. This could have been caused by the contents inside of the trash compactor at the time of testing, there were plastic bottles inside with caps still on them.
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Photo 121-1
 

Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Master bath
Location #B: Full bath, second floor
Location #C: Full bath, second floor, Secondary Master bath
Location #D: 3/4 bath, first floor
Location #E: first floor, Laundry room/area/garage sink
Location #F: 3/4 bath, basement
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Bathroom and laundry ventilation type: Windows, Spot exhaust fans, with timer(s)
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

122) Repair/Replace, Evaluate - The hot water supply flow for the sink at location(s) #1/2 bathroom next to the kitchen was low or inoperable. Recommend that a qualified plumber evaluate and repair as necessary.
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Photo 122-1
The hot water valve was turned off for the bathroom sink next to the kitchen. I recommend verifying that the shut-off valve does not leak when it is turned on.
 

123) Repair/Replace, Evaluate - The toilet at location(s) #C (Secondary master bathroom) was loose where it attached to the floor. Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

124) Repair/Replace - One or more cabinets, drawers and/or cabinet doors at location(s) #C were damaged or deteriorated. Recommend that a qualified person repair or replace as necessary.
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Photo 124-1
 

125) Repair/Replace - The exhaust fan at location(s) #B and C was inoperable and/or weak or slow. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.
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Photo 125-1
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Photo 125-2

126) Repair/Replace - The clothes dryer exhaust duct terminated in the unknown area. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person install, repair or replace the duct as necessary so it terminates outdoors, and per standard building practices. For more information, visit:
http://www.reporthost.com/?DRYER
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Photo 126-1
This photo shows the dryer used to terminate through the wall behind the dryer but that vent has been plugged up.
 

127) Repair/Replace - The steam maker in bathroom #F was inoperable at the time of inspection. I recommend contacting a contractor to make repairs.
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Photo 127-1
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Photo 127-2

128) Repair/Maintain, Minor Defect - The drain stopper in one or more bathroom sinks and/or bathtubs did not work properly or was missing. I recommend contacting a qualified handyman service to make repairs.
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Photo 128-1
 

129) Repair/Maintain - Gaps, no caulk, or substandard caulking were found around the sink at location(s) #A. Water can penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing or replacing caulk.
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Photo 129-1
 

130) Repair/Maintain - Water was leaking at the sink faucet base or handles at location(s) #B (2nd floor full bath) and the garage sink. Recommend that a qualified plumber repair as necessary.
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Photo 130-1
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Photo 130-2

131) Repair/Maintain - One or more sink drains were leaking at location(s) #A. A qualified person should repair as necessary.
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Photo 131-1
Left side sink drain in the master bathroom leaked.
 

132) Repair/Maintain - The sink at location(s) #B, C, D, E and F drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.
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Photo 132-1
 

133) Repair/Maintain - The bathtub drain stopper mechanism at location(s) #C was missing. Recommend that a qualified person repair or replace as necessary.
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Photo 133-1
 

134) Repair/Maintain - Gaps, no caulk, or substandard caulking were found between the shower enclosure and the floor and/or walls at location(s) #A (master bath) and F (basement bath). Water can penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
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Photo 134-1
Master bathroom shower area
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Photo 134-2
Basement bathroom
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Photo 134-3
Basement bathroom
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Photo 134-4
Basement bathroom
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Photo 134-5
Basement bathroom
 

135) Repair/Maintain - Tile and/or grout in the shower enclosure and/or floor at location(s) #F were deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the floor structure as a result. Recommend that a qualified contractor repair as necessary.
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Photo 135-1
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Photo 135-2

136) Repair/Maintain - The shower head at location(s) #B and C was dripping when the shower was turned off. Recommend that a qualified person repair as necessary.
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Photo 136-1
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Photo 136-2

137) Repair/Maintain - The diverter valve in one or more bathtubs is beginning to fail or already has failed. This causes water to flow from the bathtub faucet while the shower is running which will increase your utility costs. I recommend contacting a qualified handyman or plumber to make repairs.
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Photo 137-1
 

138) - The shower doors did not open and close properly in bathroom #C (Secondary master bath) and #F (Basement bath). I recommend contacting a contractor to make repairs.
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Photo 138-1
 

Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Wood, Glass panel
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Wood, Multi-pane, Casement, Fixed
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet, Tile
Condition of stairs, handrails and guardrails: Appeared serviceable

139) Repair/Replace - Some exterior door hardware, including locksets and/or door handles were inoperable or substandard. Recommend that a qualified person repair or replace as necessary.
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Photo 139-1
Back door doesn't lock.
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Photo 139-2
Handle doesn't work on front door.
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Photo 139-3
Kitchen back door on right side doesn't open.
 

140) Repair/Replace - One or more windows that were designed to open and close were stuck shut. Recommend that a qualified person repair windows as necessary so they open and close easily.
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Photo 140-1
Living room window.
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Photo 140-2
Master bedroom window.

141) Repair/Replace - Crank handles at some windows were missing and/or broken. Recommend that a qualified person replace handles or make repairs as necessary.
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Photo 141-1
This window in the master bedroom was substandard.
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Photo 141-2

142) Repair/Maintain - One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.
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Photo 142-1
Secondary master bedroom door doesn't latch/lock.
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Photo 142-2
Secondary master bathroom door doesn't latch.
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Photo 142-3
2nd floor guest bedroom hardware is substandard.
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Photo 142-4
Basement closet door.
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Photo 142-5
Basement bath door doesn't lock.
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Photo 142-6
Basement door.
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Photo 142-7
Garage door.
 

143) Repair/Maintain - Tile, stone and/or grout in the flooring in one or more areas was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. If in a wet area, water can damage the sub-floor. Recommend that a qualified contractor repair as necessary.
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Photo 143-1
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Photo 143-2
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Photo 143-3
Crack in the basement wine closet floor.
 

144) Repair/Maintain - The weather stripping around a window in the master bedroom is deteriorated. This could allow water and/or unconditioned air into the home so I recommend contacting a contractor to make repairs.
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Photo 144-1
 

145) Minor Defect - Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
http://www.reporthost.com/?ECC

146) Minor Defect - The window blinds and/or curtains installed in one or more areas were substandard. I recommend contacting a qualified contractor to make repairs.
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Photo 146-1
 

147) Comment - Screens were missing from some windows. These windows may not provide ventilation during months when insects are active.

148) - A section of the hardwood floor has minor water damage in the room on the 1st floor, Southwest corner. The water damage was most likely caused by a window or door being left open but I recommend verifying with the current homeowner that no plumbing leaks have occurred or that the damage was not caused by something more significant.
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Photo 148-1
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Photo 148-2


I would like to thank you for choosing UltraSound Home Inspections for your inspection needs. If you have any questions about the inspection report or about the inspection please don't hesitate to give me a call, Conly Brooks (720) 391-3879 or email me at conlybrooks@yahoo.com.