1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists 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) Some areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

3) Fungal rot was found in treads at one or more sets of exterior stairs. Fungal rot in some stair components may pose a safety hazard. Recommend that a qualified person evaluate and repair as necessary. All rotten wood should be replaced.

4) This wheel chair ramp was deteriorated and had fungal rot. A qualified contractor should evaluate and repair or replace as necessary, and according to standard building practices. All rotted wood should be removed.

5) Fungal rot was found in decking boards and/or plywood sheathing at one or more decks or porches. Conducive conditions for this such as wood-soil contact should be corrected. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.

6) Most decks were obscured by carpet and couldn't be fully evaluated.

7) No poured-in-place concrete footings were visible below the piers supporting this manufactured home. Settlement can occur as a result. Consult with a qualified contractor to determine options for installing footings per standard building practices.

8) One or more crawl space vents were blocked by debris. This restricts ventilation in the crawl space and can result in increased levels of moisture inside. This is a conducive condition for wood-destroying organisms. Materials or items blocking vents should be removed as necessary.

9) The vapor barrier in many areas of the crawl space was missing. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms. 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 person replace or repair the vapor barrier where necessary and per standard building practices.

10) The outdoor crawl space access hatch was damaged. Water and/or vermin can enter the crawl space. Recommend that a qualified person replace, install or repair the hatch where necessary.

11) Some sections of under-floor insulation above the crawl space were damaged or deteriorated. This may result in reduced energy efficiency. Recommend that a qualified person install or replace insulation as necessary.

12) The "bottom board" below the floor structure had holes and was torn. Vermin and insects can enter the floor substructure, energy efficiency can be reduced and plumbing components can be prone to freezing. Recommend that a qualified person repair the bottom board per standard building practices with approved materials, such as replacement bottom board sections and bottom board tape. For more information, visit:
http://www.google.com/search?q=bottom+board+tape

13) Cellulose material such as scrap wood was found in the crawl space. This is a conducive condition for wood-destroying organisms. Recommend removing all cellulose-based debris or stored items.

14) As in most manufactured homes, a "bottom board" was attached to the underside of the floor structure. Its purpose is to protect and hold the under-floor insulation in place. It also helps prevent insects and vermin from nesting in the subfloor, and helps prevent plumbing lines from freezing. It is permanently installed and obscures the floor structure and all wiring and plumbing within. The inspector makes no attempt to move or remove it for evaluation purposes. All areas and components obscured by the bottom board are excluded from this inspection.

15) Extensions such as splash blocks or drain pipes for one or more downspouts were missing and/or poorly sloped. Water can accumulate around the building foundation or inside the crawl space as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.

16) One or more gutters and/or downspouts were leaking and/or damaged. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.

17) This asphalt or fiberglass composition roof surface appeared to have two or more layers of shingles. Additional layers of composition shingles typically last only 80% of their rated life, and the shingle manufacturer's warranty may be voided. The client should be aware that all layers of roofing will need to be removed when this roof surface needs replacing.

19) Attic spaces less than 30 inches in height may exist in this building, but had no visible access points. This is acceptable per standard building practices. However, these spaces were not inspected and are excluded from this inspection.

20) Significant cracks, holes, heaving and/or settlement were found in one or more sections of concrete slab floors. Uneven surfaces can pose a trip hazard. Recommend that a qualified contractor repair or replace concrete slab floors where necessary.

21) One or more gutters and/or downspouts were leaking. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.

22) 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. Recommend cleaning debris from the roof surface now and as necessary in the future.

23) Moss was growing on the roof. 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.google.com/search?q=moss+on+roof

24) Normally the inspector attempts to traverse roof surfaces during the inspection. However, due to safety concerns about the type of roof covering, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof surface.

25) One or more electric receptacles (outlets) at the kitchen and exterior 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.cpsc.gov/cpscpub/pubs/099.pdf

26) Flexible lamp or appliance cord was being used for permanent wiring at one or more locations. Such wiring is not intended to be used as permanent wiring and poses a safety hazard of shock and fire. Recommend that a qualified electrician repair per standard building practices.

27) One or more receptacles (outlets) were broken or damaged. This is a potential shock or fire hazard. Recommend that a qualified electrician replace such receptacles as necessary.

28) One or more electric receptacles (outlets) 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.

29) One or more cover plates installed outside were damaged. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.

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

31) One or more slots where circuit breakers are normally installed were open in the electric panel. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.

32) One or more bushings were missing from where wires enter holes in the panel.This is a potential safety hazard because the wiring insulation can be cut or abraded on the metal edge of the holes. Recommend that a qualified electrician install bushings where missing.

33) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:
http://www.google.com/search?q=old+smoke+alarms

34) No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

35) One or more slots where circuit breakers are normally installed were open in the electric panel. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.

36) One or more bushings were missing from where wires enter holes in the panel. This is a potential safety hazard because the wiring insulation can be cut or abraded on the metal edge of the holes. Recommend that a qualified electrician install bushings where missing.

37) Light fixtures with fully or partially exposed fluorescent bulbs were installed. This is a safety hazard. Recommend that protective sleeves be installed on such bulbs to prevent breakage.

39) Insulation for one or more water supply pipes in the crawl space was substandard. Recommend replacing or installing insulation on pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.

40) One or more plastic PVC or CPVC water supply pipes had substandard support or were loose. Leaks may occur as a result. PVC and CPVC supply pipes should have supports every 4 feet. Special hangers that allow movement from expansion and that won't damage the soft plastic piping should be used. Recommend that a qualified person install supports or secure pipes per standard building practices.

41) Polybutylene plastic water supply piping was found. This was commonly used in manufactured homes from the 1980s through 1995. Other plastics such as PEX or CPVC have been used since then. Some fittings with polybutylene piping have a history of failure that results in leaks. Recommend reviewing any available disclosure statements for comments on leaks in the water supply system. Much of the water supply piping is typically concealed in walls, floors and/or ceilings, and the inspector does not guarantee that leaks don't exist as part of this inspection. Recommend review of this system, and repairs if necessary, by a qualified plumber. For more information, visit:
http://www.google.com/search?q=polybutylene+plumbing

42) Flooring under the water heater had fungal rot in the wood. A qualified person should evaluate and repair or replace the flooring as necessary. All rotten wood should be replaced.

45) The estimated useful life for most forced air furnaces is 15-20 years. This furnace 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.

46) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be at 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.

47) One or more heating or cooling ducts were lying on the ground. Ducts should be supported (typically with straps or hangers) so that they are not in contact with the ground and subject to damage from moisture. Recommend that a qualified HVAC contractor evaluate and make repairs as necessary so ducts are suspended per standard building practices and are not in contact with the ground.

48) One or more heating or cooling ducts have come apart, or had significant gaps at junctions. This can result in reduced energy efficiency and increased moisture in surrounding spaces. Recommend that a qualified HVAC contractor make permanent repairs as necessary. For example, by securely supporting ducts and installing approved tape or mastic at seams.

49) One or more heating or cooling ducts were crushed. This can result in reduced energy efficiency. Recommend that qualified HVAC contractor repair or replace ducts or components as necessary.

50) The last service date of the forced air electric furnace appeared to be more than 2 years 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 2 years ago, a qualified HVAC contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.

51) The pad for the heat pump or air conditioning condensing unit was not level. This unit requires adequate support. The compressor may be damaged if this unit is tilted 10 degrees or more. Also, the pad should elevate the unit above the soil to prevent corrosion. Recommend that a qualified person repair as necessary.

52) Recommend replacing or washing 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 washing them as necessary. How frequently they need replacing or washing 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).

53) The cooling fins at the heat pump or air conditioning condensing unit were dirty. Energy efficiency can be reduced as a result. Recommend that a qualified person clean fins as necessary.

54) 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.

55) Water was leaking at the sink faucet base or handles. Recommend that a qualified plumber repair as necessary.

57) Flooring at the base of the toilet at locations A and B was stained and/or soft. Recommend that a qualified contractor evaluate and repair as necessary. For example, by removing the toilet, making repairs to the sub-floor if necessary, replacing flooring if necessary, and installing a new wax ring when the toilet is re-installed.

58) The toilet at location A didn't flush or had a weak flush. Recommend that a qualified plumber evaluate and repair or replace the toilet as necessary.

59) The exhaust fan at location A was inoperable. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.

60) The shower head at location B was damaged. Recommend that a qualified person repair as necessary.

61) The laundry room didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified contractor install an exhaust fan per standard building practices.

62) Rubber water supply hoses installed at the clothes washer are prone to bursting when deteriorated, which can result in flooding and significant water damage. Recommend upgrading to braided, stainless steel hoses.

63) The knob for the timer in the hall bathroom fan was missing. A qualified person should install a timer knob as necessary.

64) Some ceilings in this structure had tiles possibly installed prior to the mid-1980s. This material may contain asbestos, which is a known health hazard. Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials were used for some time thereafter. The client may wish to have this ceiling material tested by a qualified lab to determine if it does contain asbestos.

In most cases, when the material is intact and in good condition, keeping it encapsulated with paint and not disturbing it may reduce or effectively eliminate the health hazard. If the client wishes to remove the material, or plans to disturb it through remodeling, they should have it tested by a qualified lab and/or consult with a qualified industrial hygienist or asbestos abatement specialist. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/453.html

65) Condensation or staining was visible between multi-pane glass in one or more windows. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.

Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.

66) Floors in one or more areas were sagging or springy. This can be caused by over-spanned, undersized or too few joists or beams, or too few support posts. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.

67) One or more windows that were designed to open and close were difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.

68) 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.

69) 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.google.com/search?q=elastic+crack+cover

70) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stains may be due to past roof and/or plumbing leaks. Consult with the property owner and monitor the stained areas in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.