1)  The property was older and may not meet many generally-accepted current building standards. Older properties are inspected within the context of the time period in which they were built, taking into account the generally-accepted building practices of that period. This report may comment on unsafe conditions, but problems will be described as defects at the inspector's discretion.

Properties are not required to be constantly upgraded to comply with newly-enacted building codes, and are only required to comply with building codes or generally-accepted standards which existed at the time of original construction.
An exception may exist when a property is remodeled, depending on the scope of work.

This inspection is not a building code-compliance inspection, but an inspection for safety and system defects. This report may comment on and identify as problems, systems, components and/or conditions which may violate building codes. However confirmation of compliance with any building code or identification of any building code violation is not the goal of this inspection or report, and lies beyond the scope of this inspection.

2)  Exit signs near emergency exits were missing. This is a potential safety hazard. A qualified person should repair, replace or modify exit signs as necessary, and per National Fire Protection Association (NFPA) 101 standards.

3)  A fire alarm system was installed on the premises. 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.

4)  Deterioration was found at fascia. Recommend that a qualified contractor repair as necessary. All deteriorated wood should be replaced.

5)  Some sections of siding were loose or cracked. Recommend that a qualified person repair or replace siding as necessary.

6)  Soil (gravel) was in contact with or less than 6 inches from siding, trim or structural wood. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. Note that damage from fungal rot and/or insects may be discovered when soil is removed, and further repairs and wood replacement may be necessary.

7)  The paint finish over much of the entire structure was failing (e.g. peeling, faded). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep and repaint the entire building exterior per standard building practices. Any repairs needed to the siding or trim should be made prior to this.

8)  The roof surface was significantly deteriorated and appeared to be at or beyond its service life. It needs replacing now. This is a conducive condition for wood-destroying organisms. Consult with a qualified contractor to determine replacement options. Note that some structural repairs are often needed after old roof surfaces are removed and the structure becomes fully visible. Related roofing components such as flashings and vents should be replaced or installed as needed and per standard building practices. Per client, a bid has been received, and roofing will be replaced in the near future. Roof signage and chimney to be removed.

9)  Ceiling insulation or insulation at roof level was not observed. Client may wish to have a qualified contractor install insulation at time of reroofing for better energy efficiency and per standard building practices.

10)  No accessible attic spaces were found or inspected at this property. The inspector attempts to locate attic access points and evaluate attic spaces where possible. When a structure is occupied, such access points may be obscured by stored items or furnishings. Inspectors typically don't move stored items, furnishings or personal belongings. If such access points are found in the future and/or made accessible, a qualified person should fully evaluate those attic spaces and roof structures.

11)  The roof structure had no visible venting.

12)  Plastic water supply pipes were installed, and the electric service appeared to rely on metal water supply pipes for a grounding electrode. The plastic pipes may have compromised the grounding system and may pose a safety hazard for shock. Recommend that a qualified electrician evaluate and repair if necessary.

13)  Electric receptacles at locations where required 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)

14)  No carbon monoxide detectors were found on the property. This is a potential safety hazard. Modern standards call for placement of CO detectors on every habitable level and in every HVAC zone of buildings. CO detectors must be distinct from fire alarms and other devices. CO detectors are typically integrated with central fire alarm systems where installed. A qualified contractor should evaluate and install CO detectors per standard building practices. Existing detectors may detect CO, but could not be verified.

15)  A wire showed signs of over-heating. A qualified electrician should evaluate and make repairs or replace components as necessary.

16)  The service mast extended above the roof surface and the guy wires were substandard. This is a potential shock hazard. Recommend that a qualified electrician repair per standard building practices.

17)  Several ground fault circuit interrupter (GFCI) type receptacles had an open ground. Open ground GFCI receptacles will trip, but they won't provide a grounded electric supply for appliances that need them. This is a potential shock hazard. Client may wish to have a qualified electrician upgrade wiring per standard building practices.

18)  Smoke detectors were found in buildings. However requirements for smoke detectors vary by occupancy type and in some cases by municipality. It is beyond the scope of this inspection to determine all required locations for smoke detectors. A qualified contractor should evaluate buildings on this property and install and/or replace smoke detectors per standard building practices. Smoke detectors are typically integrated with fire alarm systems where installed.

19)  The inspector was unable to locate the main sewer clean-out, and unable to verify that one exists. Such clean-outs can help determine if the main line versus a fixture drain line is clogged, and make clearing out the sewer line easier and less expensive. Without a main sewer clean-out, a plumber's drain clearing machine will need to be run through an internal fixture (e.g. a toilet) or through a vent pipe typically located on the roof. Consult with the property owner, or have a qualified plumber evaluate if necessary, to determine if a clean-out exists. If one is not installed, then recommend that a qualified plumber install one per standard building practices.

20)  Per client, some drain pipes have a substandard slope. Clogging or leaks can occur as a result. Drain and waste pipes should be sloped 1/4 inch per foot of length if less than 3 inches in diameter, or 1/8 inch per foot of length for larger diameters. At this point, client needs to snake said pipes periodically. Client may wish to consult with a qualified electrician to determine if other alternatives exist.

21)  A plumbing vent pipe terminated less than 6 inches above the roof surface below. Debris and/or snow can block vent pipe openings with such short pipes. Blocked vent pipes can cause sewer gases to enter living spaces. Recommend that a qualified person repair by extending pipe to terminate at least 8 inches above the roof surface.

22)  The inspector was unable to determine the output location for the sump pump's discharge pipe. Consult with the property owner or evaluate further to determine the location of the sump pump discharge pipe. Discharge pipes should terminate well away from foundations to soil sloping down and away so water doesn't accumulate around the foundation or in crawl spaces or basements. If it does terminate close to the foundation, recommend that a qualified person repair per standard building practices.

23)  The last service date of the forced air heating/cooling system appeared to be more than 1 year 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 1 year ago, recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.

24)  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.

25)  The clothes dryer was equipped with a vinyl or mylar, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. They can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow and cause overheating. Recommend that such ducts be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary.

26)  A sink drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.

27)  Stains and elevated levels of moisture were found ceiling/wall areas. One wall area appears to be an active leak. Recommend that a qualified contractor evaluate and repair as necessary.

28)  There was a hole in a wall. Recommend that a qualified person repair as necessary.