Summary

2) Major Defect, Evaluate - The roof surface material appears to be near the end of its service life and will likely need replacing in the near future, even with repairs. The client(s) should budget for a replacement roof surface.

3) Major Defect, Comment - This asphalt or fiberglass composition roof surface has two or more layers of roofing materials. When this roof is replaced, recommend a complete "tear off", where all existing layers of roofing are removed before installing new roofing materials.
Removing existing roofing materials will significantly increase the cost of the next roof.

Note: Original cedar shake observed under 2 layers of asphalt.

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

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

6) Repair/Replace, Evaluate, Conducive conditions - One or more composition shingles are damaged, deteriorated and/or missing, and should be replaced. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary.

Right rear

7) Repair/Replace, Evaluate, Conducive conditions - One or more composition shingles have raised, most likely due to nails that have loosened. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails.

Note: Multi layered shingles nailed to cedar shake. Likely poor attachment.

11) Safety, Repair/Replace, Evaluate - One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.

Right side

12) Safety, Repair/Replace - Waterproof cover(s) over one or more electric receptacles are damaged or broken. This is a safety hazard due to the risk of shock and fire. Damaged covers should be replaced where necessary.

Right side

17) Repair/Replace, Evaluate - One or more ground fault circuit interrupter (GFCI) electric receptacles are tripped and will not reset. A qualified electrician should evaluate and make repairs as necessary.

Rear

18) Repair/Replace, Conducive conditions - One or more basement windows are at, below or near grade. This can lead to deterioration at the window frame and moisture accumulation in the basement. Soil should be regraded or removed in these area's.

26) Safety, Repair/Replace, Evaluate - One or more wall and/or ceiling surfaces between the attached garage and interior living spaces have gaps, holes, or missing or inadequate surface materials. These surfaces are intended to prevent vehicle fumes from entering living spaces, and to slow the spread of fire from the garage to living spaces. A qualified contractor should evaluate and make repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices. Typically these surfaces require a one-hour fire rating.

Adequate sheet rock should be installed on garage ceilings.

27) Repair/Replace, Evaluate - One or more garage vehicle door openers are inoperable. A qualified contractor should evaluate and make repairs as necessary.

28) Safety, Repair/Replace, Evaluate - One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal that is designed to accommodate only 1 wire. Wiring may become loose and cause arcing. This is a safety hazard. Recommend having a qualified electrician evaluate and make repairs as necessary.

Sub panel

29) Safety, Repair/Replace, Evaluate - Neutral and equipment ground conductors are combined at one or more sub-panels. This should only occur in the main service panel, and is a safety hazard due to the risk of shock. Neutral conductors should be attached to a "floating" neutral bar not bonded to the panel, while grounding conductors should be attached to a separate grounding bar bonded to the sub panel. A qualified electrician should evaluate and repair as necessary.

Sub panel

30) Safety, Repair/Replace - One or more bushings are missing from where wires enter holes in the service panel. This is a safety hazard since the wiring insulation can be cut or abraded on the metal edge of the hole(s). A qualified electrician should install bushings where missing.

Sub panel

37) Major Defect, Monitor - The estimated useful life for most water heaters is 10 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

A.O Smith
Model#PEC-52
Electric-50 gallon
MFG Date: 1987

38) Safety, Repair/Replace, Evaluate - Oil was found at the bottom of the oil tank. One or more leaks may exist, and repairs may be needed or the tank may need replacing. A qualified heating contractor and/or full-service oil provider should evaluate and repair or replace the oil tank as necessary.

39) Major Defect, Monitor - The estimated useful life for air conditioning compressors is around 15 years. These units appear to be around this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.

(2) Model #TCGD24S21S1A
2 Ton - R22 refrigerant
MFG Dates: 2008

40) Major Defect, Comment - The air conditioning systems for this home use R-22 refrigerant which is obsolete. Older R22 systems may be difficult or very expensive to repair if the repair would require adding refrigerant to the system.

41) Repair/Replace, Evaluate - The last service date of this system appears to be more than one year ago. A qualified heating contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future.

Note: Last service logged 2015, Excessive soot observed inside the firebox and surrounding, Excessive soot expelling from the chimney.

42) Repair/Replace, Evaluate - One or more thermostats were damaged or deteriorated. Recommend having a qualified contractor evaluate and make repairs as necessary.

2nd floor cooling

43) Repair/Replace, Evaluate - The basement air handler condensate pump appears to be disconnected. Recommend having a qualified contractor evaluate and make repairs as necessary.

64) Repair/Replace, Evaluate - Bricks at one or more fireplaces are loose and/or significantly deteriorated. A qualified chimney service contractor should evaluate and repair as necessary.

Parlor fireplace

65) Repair/Replace, Evaluate - The damper in one or more fireplaces is stuck and cannot be opened or closed. A qualified chimney service contractor should evaluate and make repairs as necessary.

Family room

66) Repair/Replace, Evaluate - The damper in one or more fireplaces is damaged and/or deteriorated. A qualified chimney service contractor should evaluate and repair as necessary.

Parlor fireplace

67) Repair/Replace, Evaluate - The masonry chimney crown is deteriorated and needs repairs or replacement. The crown is meant to keep water off of the chimney structure. The chimney can be damaged by wet masonry going through freeze-thaw cycles.
A qualified chimney service contractor or mason should evaluate and repair or replace the crown as necessary.

Right chimney

68) Repair/Replace, Evaluate - The oil furnace has no stainless steel liner installed. These types of liners ensure a correct draft, and prevent damage to the masonry from corrosive exhaust deposits and moisture in the exhaust gases. A qualified chimney service contractor should evaluate and install a metal liner as necessary.

69) Repair/Replace - One or more chimney flues do not have a rainproof cover installed. 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 terracotta flue tiles from freeze-thaw cycles

A qualified chimney service contractor should install rainproof cover(s) where missing.

Right chimney (heating flue)

92) Safety, Repair/Replace - An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom.

Front bedroom, 1st floor bathroom

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

Storage room