3) Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.
Cost estimate: $300.00

4) One or more large tree stumps were close to the building exterior. Wood-destroying insects such as carpenter ants nest in such stumps and are more likely to infest the building as a result. Recommend that large tree stumps within a few feet of the building be removed by a qualified tree service contractor.
Cost estimate: $350.00

7) One or more isolated footings or sections of footings or foundations were undermined. Soil has either eroded out from underneath or has been excavated too close to these areas. Standard building practices typically require undisturbed soil to extend at least a foot horizontally out from the edge of footings and then slope down no more steeply than 45 degrees. Otherwise soil can collapse from beneath the footing(s). Recommend that a qualified contractor or engineer evaluate and determine what repairs if any should be made. If repairs are needed, a qualified contractor should make them.

8) Fungal rot was found at one or more window sills and/or fascia. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced.
Cost estimate: $800.00

9) Trees were in contact with or were close to the building at one or more locations. Damage to the building can occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.
Cost estimate: $1200.00

11) Ponding (pools of standing water) was found at one or more locations on the flat or low-slope roof surface. Even on a flat roof, water should be removed by a drainage system so that any remaining water evaporates within 48 hours after it rains. Prolonged standing water can result in roof leaks. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary to prevent ponding.
Cost estimate: $500.00

12) Fungal rot or significant water damage was found at one or more roof areas at fascia boards. Recommend that a qualified contractor repair as necessary. For example, by replacing all rotten wood, priming and painting new wood and installing flashing.
Cost estimate: $350.00

13) One or more were missing. 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.
Cost estimate: $1200.00

14) 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.
Cost estimate: $50.00

16) No ceiling insulation was installed in the attic. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices (typically with an R rating of R-38).
Cost estimate: $1200.00

17) One or more attic access hatches or doors were not insulated, or had substandard insulation. Recommend installing insulation as necessary and per current standards at hatches or doors for better energy efficiency. For more information, visit:
https://www.reporthost.com/?ATTACC
Cost estimate: $50.00

19) Panel(s) #B had inadequate working space. This is a safety hazard when opening or working in panels. Electric panels should have the following clearances:

• An open area 30 inches wide by 3 feet deep in front of the panel
• 6 feet 6 inches of headroom in front of the panel
• The wall below the panel is clear to the floor
• The center of the grip of the operating handle of the switch or circuit breaker not more than 6 feet 7 inches above the floor or working platform

Recommend that a qualified contractor repair or make modifications per standard building practices. If panels must be opened for repairs, then a qualified electrician should perform repairs.
Cost estimate: $800.00

20) One or more circuit breakers in panel(s) # were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:
https://www.reporthost.com/?DBLTAP
Cost estimate: $120.00

21) One or more electric receptacles were incorrectly wired with an open neutral. Recommend that a qualified electrician repair as necessary.
Cost estimate: $120.00

22) The legend for circuit breakers or fuses in panel(s) #A and B was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
Cost estimate: $150.00

25) 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.

29) The water heater did not have earthquake straps installed. This is a potential safety hazard in the event of an earthquake due to the risk of the water heater tipping over, gas lines breaking if it's gas-fired, or electric wiring being damaged if powered by electricity. Leaks may also occur in water-supply pipes or fittings. Recommend that a qualified person install earthquake straps per standard building practices.
Cost estimate: $80.00

32) 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).
Cost estimate: $35.00

35) The inspector was unable to verify that the glass used in one or more doors by the shower at location(s) #B was approved safety glass. Glazing that is not approved safety glass located in areas subject to human impact is a potential safety hazard. Standard building practices require that approved safety glass be used in enclosures for bathtubs, showers, spas, saunas and steam rooms, and in windows where the bottom edge of the window is less than 60 inches above the drain inlet or standing surface. Wire-reinforced glass is not acceptable. Recommend that a qualified contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary, and per standard building practices.
Cost estimate: $300.00

36) The toilet at location(s) #A 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.
Cost estimate: $15.00

37) The hot water supply flow for the shower at location(s) #A was low or inoperable. Recommend that a qualified plumber evaluate and repair as necessary.
Cost estimate: $150.00

38) Gaps, no caulk, or substandard caulking were found between the shower enclosure and the walls at location(s) #A. Water can penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
Cost estimate: $80.00

40) The inspector was unable to verify that the glass used in one or more sliding glass doors was approved safety glass. Glazing that is not approved safety glass, located in areas subject to human impact, is a safety hazard. Standard building practices generally require that approved safety glass be used in swinging and sliding doors except where "art glass," jalousie windows or glazing smaller than a 3-inch opening is used. Recommend that a qualified contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary, and per standard building practices.
Cost estimate: $300.00

41) Trip hazard.
Cost estimate: $150.00

42) Fungal rot was found at one or more exterior doors. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
Cost estimate: $250.00

43) Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
Cost estimate: $150.00

44) One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.
Cost estimate: $150.00

45) One or more walls and/or ceilings had substandard repairs. Recommend that a qualified person repair as necessary.
Cost estimate: $150.00

46) Lock mechanisms on one or more windows were missing. This can pose a security risk. Recommend that a qualified person repair as necessary.
Cost estimate: $150.00

49) Evidence of active infestation of ants was found at location(s) # in the form of with . Recommend the following:

• Correct any conducive conditions for wood-destroying organisms mentioned in this report.
• Consult with the property owner about any history of infestation.
• Have a state-licensed pest control operator evaluate further and treat as necessary.

Cost estimate: $15.00