Summary

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) Evidence of rodent infestation was found in the form of feces in one or more areas including the interior rooms. Recommend consulting with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.cdc.gov/rodents/prevent_rodents/seal_up.htm
http://www.cdc.gov/rodents/prevent_rodents/trap_up.htm
http://www.cdc.gov/rodents/prevent_rodents/clean_up.htm

Around the heater in the hallway closet

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

5) Evidence of poor and no drainage was found in one or more sections of the yard and/or walkways. No drains were visible in these areas. A qualified person should evaluate and make repairs as necessary to prevent water from accumulating in the future. For example, installing drains and drain lines.

6) Steps have settled significantly at the top by the street. Top stairs are uneven/sloping forward. A qualified contractor should evaluate and repair or replace as necessary.

7) Fences were loose or deteriorated in some areas (Fence at the street area was loose and wood fence is leaning at alley area). A qualified person should repair or replace sections as necessary.

8) One or more fence gates were difficult to open and close. A qualified person should repair as necessary.

Back gate at alley due to fence leaning

9) No visible problems noted for front retaining wall. Recommend some type of foilage on the large dirt hill at the front of the house.

12) Rot or water damage was found at one or more sections of fascia. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

Around the garage

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

14) Soil was to high above the weep screed. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.

15) Caulk was deteriorated at the wood siding. A qualified person should repair or replace as necessary. For more information, visit:
http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf

17) Roof repairs were needed because many composition shingles had the following conditions: granules worn away and/or deterioration. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

Roof material is worn on the South side of the house

18) Water was leaking behind one or more sections of gutters. Water may accumulate around the building's foundation as a result, or the edge of the roof structure may become damaged by rot or water. A qualified person should evaluate and repair as necessary.

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

24) One or more wires in panel #A appeared to be undersized for their overcurrent protection devices (circuit breakers or fuses). This is a safety hazard due to the risk of fire. A qualified electrician should evaluate and repair as necessary.

25) Some wiring was loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.

26) One or more electric receptacles and/or the boxes they are installed in were loose and/or not securely anchored(Inside the closet by the front entry door). 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.

27) One 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.

Left side of the kitchen sink

28) One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf

Outlets on the right and left side of the kitchen sink should be connected to the GFCI outlet

29) Wire splices were exposed due to not being contained 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. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.

30) Smoke detectors were missing from 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

Missing in the master bedroom

31) Some cover plates on junction boxes were missing. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. A qualified person should repair as necessary.

In the garage, attic and below the main electrical panel

32) One or more wall-mounted exterior light fixtures had wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.

33) Due to the age of the home and the wiring being used, Cloth Sheathing. Wiring should be evaluated by a licensed electrician.

Older versions of this cable were sheathed in cloth or asbestos. Asbestos sheathed cable poses a serious health risk and is directly linked to cancer.
Cloth sheathed cable may not contain heat properly, and may pose a threat by exposing surrounding areas to excessive heat.
Cloth sheathed cable can become brittle over time and crack. This would expose the bare wire and become a huge fire risk in your home.
Both asbestos sheathed cable and cloth sheathed cable are seldom properly grounded.

36) One or more waste line clean out caps were missing. This is a safety hazard because sewer gases may vent into the structure. A qualified plumber should repair or replace as necessary.

37) The water supply pressure was greater than 80 psi(There is a regulator installed at the front of the house). Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are more likely to burst with higher pressures. Typically the pressure cannot be regulated at the water meter. Recommend having a qualified plumber evaluate and make modifications to reduce the pressure below 80 psi. Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted for lower pressures.

38) One or more outside faucets were leaking. For example, from the valve stem when turned on or from the spigot when turned off. A qualified plumber should evaluate and repair as necessary.

39) No drip leg was installed in the gas supply line at the furnace. Drip legs are intended to prevent damage to gas-fired appliances by trapping oil, scale, water condensation and/or debris. A qualified contractor should install a drip leg as per standard building practices.

40) A water softener system was installed on the premises. No evaluation of this system was performed during the inspection. The client should consult with the seller on this system to determine its condition, required maintenance, age and expected remaining life, etc.

42) The water heater enclosure door or hardware was damaged and/or deteriorated. Recommend that a qualified person evaluate and repair or replace as necessary.

44) One or more air filters were dirty. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.

46) The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. This system appears 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.

47) The AC unit wasn't fully evaluated due to the condensate line being disconnected. There was evidence of moisture and water damage around the heater and inside the return air plenum. recommend evaluation and repairs by a licensed contractor.

48) Insulation for the outside condensing unit's refrigerant lines was missing and/or deteriorated in some areas. This may result in reduced efficiency and increased energy costs. A qualified person should replace insulation as necessary.

49) The hearth at location #A was missing. This is a potential fire hazard. A qualified person should evaluate and install, repair or replace as necessary and as per standard building practices.

50) The spark screen for the chimney flue opening at location #A was missing. Screens prevent the following:

• Fire hazard from wood fire sparks and embers exiting flues
• Wildlife (birds, rodents, raccoons, etc.) entering flues

A qualified person should install or replace screening, or make repairs as necessary.

51) The rain cap for the chimney flue at location #A 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.

53) The dishwasher drain line was not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The client should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.

Also, no "air gap" was installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client should consult with a qualified contractor to determine if an air gap should be installed.

54) Water damage was found in the shelving or cabinet components below one or more sinks. A qualified contractor should evaluate and make repairs as necessary.

55) Caulk was missing where counters meet backsplashes. A qualified person should repair as necessary.

56) The dishwasher wasn't securely attached to the counter above. Fasteners were missing. A qualified person should repair as necessary.

59) The following conditions were found in flooring at the base of the toilet at location #B: water stains, elevated moisture levels, soft and/or water-damaged. A qualified contractor should remove toilet(s) where necessary for further evaluation and repairs. The floor structure and flooring material below may need repair or replacement. Adequate time should be allowed for enclosed, wet floor structures to dry out after repairs are made and before floor cavities are closed off to prevent mold growth.

60) Minor and/or Moderate deterioration or damage was found in the tiled shower enclosure, including cracked . 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.

61) The sink at location #B drained slowly. A qualified person should evaluate and repair as necessary.

62) The shower diverter valve at location #A was inoperable. A qualified plumber should evaluate and repair or replace as necessary.

63) Caulk and/or Grout was deteriorated and/or substandard around the shower floor, walls and/or fixtures at location #B . A qualified person should repair as necessary.

65) Some ceiling areas in this structure had possibly installed prior to 1980. This material may contain asbestos, which is a known carcinogen and poses a health hazard. Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials have been known to be 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

Inside closets and bedrooms

66) The front door's doorbell appeared to be inoperable. A qualified person should evaluate and repair as necessary.

67) Some interior doors wouldn't latch. A qualified person should evaluate and repair as necessary.

Bedroom doors,master closet door won't latch and missing closet doors

68) Wood flooring was wet throughout the hallway, master bedroom entrance and family room by the hallway. Wet wall material was also detected inside the hallway heater closet and around the return air grille.

A musty odor was observed inside the heater closet and return air plenum.
Odors present in an area may be an indication of a water intrusion problem or the presence of mold growth.

Mold remediation is recommended in all areas of moisture intrusion. For all areas recommended for remediation, asbestos and lead paint testing is recommended per Federal, State, and/or Local guidelines.

We also recommend, Performing post-remediation clearance inspection and testing by a certified microbial inspector; Post remediation clearance is not included in the initial inspection and testing performed on the aforementioned property. Additional inspection and per sample fees will apply.

69) Bonding was missing at one or more pumps in or near the water. This is a safety hazard due to the risk of shock. Standard building practices require that all metal equipment around a pool or spa be bonded with a #8 bare copper wire. A qualified electrician should evaluate and repair as necessary.

70) No removable cover was installed for the pool. Recommend that one be installed to maintain water quality and for safety purposes.

71) This municipality has no established barrier requirements for privately owned pools and spas. Regardless, the client should be aware of the associated drowning hazards. For pool and spa barrier safety guidelines, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/Pool.pdf

72) The decking had significant cracks, settlement, heaving and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sections as necessary.

73) Drainage from the decking is substandard and may result in surface water draining around the house and garage and or ponding. Decking should slope a minimum of one inch in six feet of distance. A qualified contractor should evaluate and repair as necessary.

74) One or more underwater lights were inoperable. Bulb(s) may be burned out or repairs may be needed. A qualified person should evaluate and repair as necessary.

75) The caulk in some sections of the coping was missing and/or deteriorated. A qualified person should repair as necessary. For more information, visit:
http://www.poolcenter.com/coping_page_repair_and_costs.htm

76) The reading at the cartridge filter's pressure gauge was relatively high. Cartridge filters should be cleaned when the pressure gauge reads 8 lbs or more above the clean, starting pressure (after cleaning or replacing cartridge). A qualified person should clean or replace cartridge(s) as necessary, and make repairs if necessary.