1) Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov

2) One or more large trees on the property may be likely to fall on the building, and are a potential safety hazard. Recommend consulting with a qualified arborist to determine if tree(s) need to be removed and/or pruned.

3) One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement, heaving and/or deterioration. A qualified contractor should evaluate and repair or replace sections as necessary to eliminate trip hazards.

4) Exterior stairs were damaged, deteriorated and/or with loose fasteners or treads. A qualified person should evaluate and repair or replace as necessary.

5) Handrails at one or more flights of stairs were missing. This is a safety hazard. Standard building practices require that handrails be:

• Installed at stairs with three or more risers
• Sized and shaped so your hand can encircle them
• Permanently and securely attached, and able to withstand a 200 pound force in any direction at any point
• Continuous and extend for the entire flight of the stairs
• Located between 30 and 38 inches above the leading edge of the stair treads

A qualified person should repair, replace or install as necessary and as per standard building practices.

6) Trees were in contact with or were close to the building in one or more areas. Some damage had occurred. A qualified contractor should evaluate and make repairs as necessary. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.

7) The perimeter grading sloped towards the building in one or more areas. This can result in water accumulating around the building foundation. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.

8) Wooden deck, porch and/or balcony surfaces should be cleaned and sealed by a qualified person.

9) Minor cracks, settlement, heaving and/or deterioration were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced and reseal asphalt for aesthetic reasons.

10) Evidence of prior water intrusion was found in one or more sections of the Basement. 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 insects and organisms and should not be present in the Basement. The client should review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basement 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.

11) Rot or water damage was found at one or more sections of the floor substructure, including floor decking and/or floor sheathing. A qualified contractor should evaluate and repair as necessary. All rotten wood should be replaced.

12) Cracks, deterioration and/or damage were found in one or more areas of the stucco siding. A qualified contractor should evaluate and make repairs and/or replace stucco siding as necessary.

13) Stains were found in one or more areas on soffit boards. These appear to be due to current roof leaks (dripping water, high moisture content, etc.). A qualified contractor should evaluate and repair as necessary. Roof repairs may be necessary, such as to the roof surface and/or flashing. Drip edge flashing may need to be replaced or installed.

14) Some sections of siding and/or trim were missing. A qualified person should evaluate and repair, replace or install siding or trim as necessary.

15) Gaps existed at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

16) Moderate cracks (1/8 inch to 3/4 inch) and/or leaning were found in the foundation. This may be a structural concern, or an indication that settlement is ongoing. The client should consider hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:

• Foundation repair contractors who may prescribe repairs, and will give cost estimates for prescribed repairs
• Masonry contractors who repair and/or replace brick veneer
• Geotechnical engineers who attempt to determine if settlement is ongoing, and what the cause of the settlement is
• Structural engineers who determine if repairs are necessary, and prescribe those repairs

At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.

17) Caulk was missing and/or deteriorated in some areas. For example, around windows, around doors and/or at wall penetrations. A qualified person should repair or replace as necessary. For more information, visit:
http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf

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

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

20) Evidence of prior water intrusion was found in one or more sections of the basement. For example, HIGH MOISTURE/WET SHEETROCK WALL AND SKIRTING TRIM, water stains and/or efflorescence on the foundation or floor, water stains at bases of support posts, etc. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in the basement 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 the basement, but if water must be controlled after it enters the basement, then typical repairs include installing sump pump(s) or interior perimeter drains.

22) Rot or water damage was found at one or more sections of the roof structure, including: sheathing. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

23) Roof repairs were needed because many composition shingles had the following conditions: missing shingles, cracking and/or damage. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

24) Some roof flashings were loose, damaged, deteriorated and/or substandard. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

25) Some gutters and/or downspouts were loose, leaking, damaged and/or substandard. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair as necessary.

26) Debris had accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

27) Trees were overhanging roof and were within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.

28) All attic and roof structure sections were not evaluated due to lack of access from the following conditions: no hatch found.

29) Some receptacles were broken and/or damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair or replace as necessary.

30) Some electric receptacles had reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

31) One or more electric receptacles were incorrectly wired, with an open neutral. A qualified electrician should evaluate and make repairs as necessary.

32) One or more ground fault circuit interrupter (GFCI) electric receptacles wouldn't trip and/or wouldn't reset at the following "wet" locations: kitchen. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.

33) The service drop wires were in contact with trees or vegetation. The utility company should prune or remove trees as necessary to prevent straining or abrading the service drop wires.

34) Smoke detectors were missing from hallways leading to bedrooms. Additional smoke detectors should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, in each bedroom, and one each level of the building. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/5077.html

35) Energized equipment was exposed at panel #A due to one or more missing closure covers. This is a safety hazard due to the risk of shock. A qualified person should install closure covers where missing and as per standard building practices.

36) One or more screws were missing from the cover and/or dead front to panel #A and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.

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

38) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Centigrade. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950 may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Centigrade. Connecting older, 60 degree-rated wiring to such newer fixtures is a potential safety hazard due to the risk of fire. Repairs for such conditions often involve replacing the last few feet of wiring to newer fixtures with new 90 degree-rated wire. This often requires installing a junction box to join the old and new wiring.

It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware that this safety hazard may be present in this building. Recommend consulting with the property owner to determine if and when newer fixtures were installed, and/or to have a qualified electrician evaluate and repair as per standard building practices.

39) Copper water supply pipes in buildings built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:

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

For more information visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
http://www.epa.gov/safewater/lead/index.html

40) Moderate corrosion was found in some water supply pipes and/or fittings. Leaks may occur as a result. A qualified plumber should evaluate and repair as necessary.

41) NO Evidence of one or more possible abandoned underground oil tanks was found (vent pipe, metal supply lines, etc.). The client should ask the seller to determine if underground oil tank(s) exist on this property, and if tank(s) have been removed or legally decommissioned.

If the tank(s) haven't been decommissioned or removed, then the client may be liable for decommission and/or cleanup of contaminated soil in the future. Recommend the following:

• Have any non-decommissioned, abandoned underground oil tanks legally decommissioned or removed as necessary.
• Have the soil tested for oil contamination.
• Have contaminated soil removed as necessary.

42) A sump pump was installed in the basement. This may indicate that water accumulates inside or below the structure. Recommend asking the property owner how often the sump pump operates and for how long at different times of the year. Also, the client should be aware that the service life of most sump pumps is between five and seven years, and that the pump may need replacing soon depending on its age and how often it operates.

43) The inspector was unable to test the sump pump for one or more reasons (no source of water, appeared unsafe, no power, etc.). The sump pump was not fully evaluated.

44) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.

45) The convecting fins on one or more convectors were damaged, dirty, and rusty and/or corroded. A qualified person should repair, clean or replace covers and fins as necessary.

46) The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should 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 one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.

47) The rain cap for the chimney flue at location #at the roof was missing. They prevent the following:

• Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
• Rainwater entering flues and causing damage to masonry from freeze-thaw cycles

A qualified person should install or replace rain caps, or make repairs where necessary.

48) The dishwasher was inoperable. A qualified person should evaluate and repair or replace as necessary.

49) The cooktop exhaust fan was inoperable. A qualified person should evaluate and repair or replace as necessary.

50) No exhaust hood or fan was installed over the cook top. Ventilation and/or lighting may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor install a vented and lighted range hood, with the exhaust fan configured so as to vent outdoors.

51) The estimated useful life for most kitchen appliances is 10 to 15 years. One or more appliances (dishwasher, refrigerator, range, cooktop and/or range hood) appeared to be near, at or beyond their service life. Recommend budgeting for replacements in the near future.

52) Some cabinet surfaces, drawers and/or doors showed moderate wear and/or deterioration.

53) Minor deterioration or damage was found in the tiled shower enclosure, including tile. A qualified contractor should evaluate and repair as necessary. Note that damage to the wall or other structures behind this tile may be found upon further evaluation, and additional repairs may be needed.

54) The following conditions were found at the shower enclosure or door at location #A and B: loose or missing components and/or damage. A qualified person should evaluate and repair or replace as necessary.

55) The bathroom with a shower at location #A and C didn't have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.

56) One or more bathtub faucet and water stop/release handles at location #B were missing and/or loose. A qualified person should repair or replace as necessary.

57) The sink at location #B is loose, or not securely attached to the wall behind it. A qualified person should repair as necessary.

58) The caulk between the tub and the floor and/or walls at location #B and C was . A qualified person should repair as necessary.

59) Caulk around the shower's plumbing fixtures (faucets, spouts, escutcheon plates, etc.) at location #A was missing and/or deteriorated. A qualified person should repair as necessary.

60) The exhaust fan and/or fan cover at location #B needed cleaning.

61) Cabinet surfaces, drawers and/or doors showed moderate wear and/or damage at location #A and C.

62) Minor cracks , stains and what appeared to be mold and/or holes were found in ceilings in one or more areas. The cracks and holes do not appear to be a structural concern, the client may wish to repair these for aesthetic reasons, but the stains or mold was a health concern, a qualified person should evaluate , repair or replace as necessary.

63) One or more guardrails were wobbly. This is a safety hazard. Standard building practices require that they:

• Be installed where walking surfaces are more than 30 inches above the surrounding grade
• Be securely and permanently attached
• Be at least 36 inches in height
• Not be climbable by children
• Not have gaps or voids that allow passage of a sphere equal to or greater than four inches in diameter

A qualified contractor should evaluate and repair, replace or install guardrails as necessary, and as per standard building practices.

64) Handrails at one or more flights of stairs were missing. This is a safety hazard. Standard building practices require that handrails be:

• Installed at stairs with three or more risers
• Sized and shaped so your hand can encircle them
• Permanently and securely attached, and able to withstand a 200 pound force in any direction at any point
• Continuous and extend for the entire flight of the stairs
• Located between 30 and 38 inches above the leading edge of the stair treads

A qualified person should repair, replace or install as necessary and as per standard building practices.

65) Screens in some windows were damaged and/or deteriorated. A qualified person should evaluate and repair or replace as necessary.

66) Floors in one or more areas were not level. Significant repairs may be needed to make floors level, such as repairs to the foundation. A qualified contractor should evaluate and make repairs as necessary.

67) Glass in some windows was cracked or broken. A qualified contractor should replace glass where necessary.

68) Significant damage (holes, etc.) were found in one or more wall sections. A qualified person should repair as necessary.

69) Some sections of vinyl flooring had significant deterioration or damage. For example, tears, loose edges or tiles and/or missing sections or tiles. A qualified person should replace or repair flooring as necessary.

70) Wood flooring in many areas was significantly worn, deteriorated or damaged. A qualified contractor should refinish wood flooring as necessary.

71) Carpeting in many areas was stained and/or deteriorated. A qualified contractor should replace as necessary

72) Some sections of flooring had deterioration or damage. For example, loose tile, grout and/or caulk. A qualified person should repair as necessary.

73) Patches or evidence of prior sub-standard repairs were found in one or more ceiling sections. Recommend asking the property owner about the repairs (why necessary, prior leaks, etc.).

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

75) Some exterior doors didn't have a screen door.

76) Screens in some windows were missing and/or not installed.