1) The electric service was not turned on during the inspection. As a result, branch circuit wiring, fixtures such as lights and fans, switches, ground fault circuit interrupter (GFCI) devices, arc fault circuit interrupter (AFCI) devices, and some appliances such as boilers, forced air conditioning units, and kitchen appliances could not be evaluated. Recommend having a qualified electrician evaluate these items when the electric service is turned on, and make repairs as necessary.

4) Stairs with three or more risers have no handrail installed. This is a safety hazard. A qualified contractor should install graspable handrails at stairs where missing, as per standard building practices.

5) The siding material on the structure is engineered insulation finishing system (E.I.F.S.) siding. Damage and deterioration was found in many areas. Concealed damage may exist. No weep or venting screens were found at the base of siding or at windows or doors. Siding is in contact with the roof surface. Moisture will accumulate behind siding and can result in concealed damage and mold. Previous repairs have been made in some areas. A qualified contractor who specializes in this material should evaluate and make repairs or replace siding as necessary. This material should be evaluated annually in the future.

6) Leaks were found at the soffit at the right side of the structure. Water intrusion will result in concealed damage. A qualified contractor should evaluate and repair as necessary.

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

8) The saddle at the garage door is not properly supported. Continued movement will result in damage. Recommend repair.

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

10) One downspout is routed behind siding materials. We were unable to locate the termination point. Recommend evaluation to determine the downspout terminates away from the structure.

11) The roof surface material is at the end of its intended service life. Evidence of water intrusion was found in multiple areas. The client should consult with a qualified roofing contractor to determine replacement options and cost estimates.

12) Rust or corrosion was found on the metal chimney cap. Continued deterioration will result in leaks. A chimney service contractor should evaluate and repair or replace as needed.

13) Debris has accumulated in one or more gutters. Gutters may overflow and cause water to come in contact with the structure's exterior or allow water to accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

14) Trees are overhanging roof and are 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.

15) The garage-house door isn't equipped with an automatic closing device such as spring hinges. This door should close and latch automatically to prevent vehicle fumes from entering living spaces. A qualified contractor should install automatic closing devices, so this door closes and latches automatically.

18) One gas pipe in the laundry room is not properly capped or terminated. This presents a potential safety hazard. Recommend repair by a plumber.

19) The well should be evaluated by a well service contractor.

23) The estimated useful life for gas fired boilers is 20 to 25 years. This boiler appears to be at this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.

24) The estimated useful life for air conditioning compressors is 12 to 15 years. This unit is at this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.

25) The estimated useful life for air conditioning air handlers is 20 years. This unit has exceeded this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.

26) The filter for the cooling system is located at the base of the air handler. This filter should be replaced every 4 to 6 weeks during the cooling season.

28) The condensate drain for the air handler is routed to plumbing vent pipes. This is a safety hazard as sewer gases are entering the attic spaces. A qualified heating and cooling contractor should evaluate and route condensate drains to the exterior, or to drains with proper wet traps.

29) The estimated useful life for air conditioning compressors is 12 to 15 years. This unit is at this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.

30) The filter for the cooling system is located at the return air vent in the hall ceiling. This filter should be replaced every 4 to 6 weeks during the cooling season.

32) What appears to be mold was found on floor joist, beams and subflooring in multiple areas of the basement. Mold is a known health hazard. A mold remediation contractor should evaluate and remediate as necessary.

33) Damage from termites was found at rim joist at the right rear section of the basement. A qualified pest control contractor should evaluate and treat the structure for termites. All damaged materials should be replaced. See the NPMA-33 form for more details.

34) Standing water and/or wet areas were found in multiple sections of the basement (left rear, water service closet, right front). Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. 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 pumps or interior perimeter drains.

35) Active water intrusion was found at floor joist, rim joist and subflooring at the right rear section of the basement. Concealed damage is likely. A qualified contractor should evaluate and make repairs as necessary, replacing all damaged materials.

36) Active water intrusion was found at floor joist, rim joist and subflooring at the right section of the basement. Concealed damage is likely. A qualified contractor should evaluate and make repairs as necessary, replacing all damaged materials.

37) Damage from ongoing water intrusion was found at floor joist and rim joist in the crawlspace. This appears to be due to damaged siding materials. Concealed damage is likely. A qualified contractor should evaluate and make repairs as necessary, replacing all damaged materials.

38) Staining from ongoing water intrusion was found in multiple sections of the crawlspace. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawlspace. A qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating 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 crawlspace, but if water must be controlled after it enters, then typical repairs include installing sump pumps or interior perimeter drains.

39) Two roof rafters are cracked or damaged. This is a structural concern especially when snow loads are applied. A qualified contractor that specializes in structural repairs should evaluate and make repairs as necessary. One acceptable repair is to "sister" new rafters of equal size to the damaged rafters.

40) Wire splices for one exhaust fan are exposed and not in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary.

41) Evidence of "heavy" rodent infestation was found in one or more areas. The Center for Disease Control (CDC) defines this as more than 20 feces per square foot. Rodent infestation may be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the United states) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. For example, from sweeping up rodent droppings.

Because this infestation is "heavy", recommend that the clients consult with a qualified pest control operator for extermination services. Also recommend consulting with a qualified, licensed abatement contractor or industrial hygenist for clean up of rodent waste and nesting materials. All damaged materials should be replaced.

42) Evidence of squirrel infestation was found in the attic space. Vermin can cause considerable damage to building components, and may present a safety hazard. A qualified pest control contractor should trap and remove any vermin, seal any points of entry, and replace all damaged building materials.

43) Staining from ongoing water intrusion was found on roof sheathing in multiple areas. A roofing contractor should evalaute and repair or replace roof covering as needed to prevent water intrusion.

44) Bathroom exhaust fans have ducts that terminate in the attic. This will lead to increased moisture levels in the attic from the exhaust air. A qualified contractor should install ducts and vent caps so exhaust air is vented outside.

45) Two attic exhaust fans are inoperable. This will lead to excessive high temperatures during the summer months and reduced air circulation. A qualified contractor should replace both attic fans.

46) Balusters on guardrails on stairs and upper hallway are loose and installed in a substandard manner. This presents a safety hazard especially for children and pets. A qualified contractor should evaluate and repair or replace balusters as necessary.

47) Stains and damage from ongoing water intrusion was found at the transom window above the rear kitchen sliding doors. A qualified contractor should evaluate and make repairs as necessary to eliminate water intrusion. All damaged materials should be replaced.

48) Wood flooring is damaged and cupping at the rear kitchen sliding door. This appears to be due to water intrusion. A qualified contractor should evaluate and repair as necessary to eliminate water intrusion. Damaged flooring should be repaired or replaced.

49) The sash spring mechanisms in one window in the front center bedroom are broken or loose. A qualified contractor should make repairs so the windows operate as intended (open easily, stay open without support, close easily).

50) Seals between double-pane glass in one living room window appears to have failed based on condensation or stains between the panes of glass. A qualified contractor should evaluate and replace glass where necessary.

The client should be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity and sunlight. Windows or glass doors other than those identified may also have failed seals and need glass replaced too.

51) The deadbolt mechanism on the front entry door is damaged or inoperable. A qualified contractor should evaluate and repair as necessary.

52) Lock mechanisms on two windows in the upper left room are missing and/or inoperable. Repairs should be made so that windows lock and unlock as intended.

53) The sink has no hot water supply. Recommend evaluation and repair by a plumbing contractor.

54) The sink drain uses flexible drain pipe. This type of drain pipe is more likely to clog than smooth wall pipe. Recommend having this pipe replaced with standard plumbing components (smooth wall pipe) to prevent clogged drains.

55) The door binds in the jamb and is difficult to open and close. A qualified contractor should evaluate and repair by adjusting jambs or trimming doors.

56) The shower glass door makes contact with the vanity top. This will result in damage. Recommend having repairs made to eliminate contact.

57) Active leaks were found at the tub spout. Water intrusion into the wall cavity may occur. A plumbing contractor should evaluate and repair.

58) The shower pan is improperly installed so that water accumulates in the pan rather than draining. Leaks may occur as a result. Mold or mildew growth will occur due to ongoing standing water. A qualified contractor should evaluate and make repairs as needed.

59) The tub faucet is loose. Continued movement will result in damage or leaks. Recommend repair by a plumbing contractor.

60) The door stopper for the glass doors needs adjustment or repair.

61) The fireplace is equipped with a gas burner and has a damper that can be closed. This is a safety hazard due to the possibility of burner or pilot light exhaust gases entering living spaces. A qualified chimney service contractor should make repairs as necessary so the damper is made permanently open. Typically a bracket or bolt is installed for this purpose.

62) The gas fireplace did not respond when the controls were operated. As a result, this appliance was not fully evaluated. Recommend having a gas appliance contractor evaluate and make repairs as necessary.