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Brown Home Inspections LLC


409 Mamie 
Hattiesburg, MS 
39401
Inspector: Jason Brown

Property Inspection Report

Client(s):  Dawn Sutton
Property address:  719 West College
Wiggins, MS
Inspection date:  Wednesday, June 6, 2018

This report published on Wednesday, June 6, 2018 4:33:17 PM CDT

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a risk of injury or death
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at https://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Private Well
Wood Destroying Organism Findings

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General Information
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Time started: 9:00 AM
Time finished: 10:30 AM
Inspector: Jason Brown
Weather conditions: Partly cloudy
Temperature: Warm
Ground condition: Dry
Inspection fee: 350.00
Buildings inspected: Single Family Home
Age of building(s): 100 years
Source for building age: Inspector's estimate
Front of building faces: South

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) Many wall and floor surfaces were obscured by furniture and/or stored items and couldn't be fully evaluated.

Grounds
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Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Condition of fences and gates: Appeared serviceable
Fence and gate material: Chain link
Site profile: Level
Driveway material: Gravel
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Appeared serviceable
Exterior stair material: Wood

3) Evidence of poor drainage was found in one or more sections of the yard in the form of standing water. 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.
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4) The gravel driveway was in poor condition. Repairs should be made as necessary, such as filling holes or grading, and new gravel should be spread.

5) One or more large trees were very close to the foundation. Tree roots can cause significant structural damage to foundations. Recommend having a qualified tree service contractor or arborist remove trees as necessary to prevent damage to the building's foundation.
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Photo 5-1
 

Exterior / Foundation
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Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Wood, Vinyl
Condition of crawl space: Appeared serviceable
Crawl space inspection method: Partially traversed
Insulation material underneath floor above: None visible

6) Some sections of siding and/or trim were damaged and/or deteriorated. A qualified person should evaluate and repair, replace or install siding or trim as necessary.
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7) Floors in one or more areas were not level. Significant repairs may be needed to make floors level, such as repairs to the foundation. A qualified contractor should evaluate and make repairs as necessary.
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Photo 7-2

8) Rot or water damage was found at one or more joists. A qualified contractor should evaluate and repair as necessary. All rotten wood should be replaced.

in example at rear support band
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Photo 8-1
 

9) No vapor barrier was installed in the crawl space. This is a conducive condition for wood destroying organisms due to the likelihood of water evaporating into the building from the soil. A qualified person should install a vapor barrier as per standard building practices.
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Photo 9-2

Roof / Attic
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
Roof type: Hipped, Flat or low slope
Age of roof surface(s): 20+ years
Source for building age: Inspector's estimate
Roof inspection method: Traversed
Condition of shingle and/or shake roof surface materials: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Metal, tile or panel roof surface material: Metal tile
Condition of torchdown, built: Required repair, replacement and/or evaluation (see comments below)
Torchdown, built: Roll composition
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of attic: Appeared serviceable
Attic inspection method: Traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Ceiling insulation material: Cellulose loose fill
Ceiling insulation depth: 10 inches
Ceiling insulation rating: 25
Roof ventilation: Appears serviceable

10) One or more areas of the roof structure were wet or had elevated levels of moisture at the time of the inspection. There appears to be an active leak in the roof or building exterior. A qualified contractor should evaluate and repair as necessary.

example at kitchen

11) All sections of the composition shingle, metal and/or roll composition roof surface appeared to be near the end of their service life and will likely need replacing in the near future, even with repairs. The client should budget for a replacement roof surface.

12) Many composition shingles were defective. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

Flat shingle roof has been painted to reduce leaking. This is a substandard method of repair.
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Photo 12-1
 

13) Roof repairs were needed in many sections of the metal roof due to metal panels having following conditions: dents, rust and/or loose fasteners. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.
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Photo 13-2

14) Standing water was found on the flat roof. It should evaporate within 48 hours after it rains. If standing water remains after 48 hours, then the roof installation is likely substandard. A qualified roofing contractor should evaluate and repair if necessary to prevent prolonged standing water.
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15) The attic is well insulated.
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16) Trees were overhanging roof and were within 10 feet of roof vertically. This is a conducive condition for wood destroying 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.
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Photo 16-1
 

Garage / Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Attached, Carport

Electric
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Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Service voltage (volts): 120
Service amperage (amps): 60
Primary service overload protection type: Circuit breakers
Condition of main service panel: Appeared serviceable
Condition of sub: Appeared serviceable
Branch circuit wiring type: Non-metallic sheathed, Knob and tube

17) This property had "knob and tube" wiring, which was commonly installed prior to 1950. It is ungrounded, and considered unsafe by today's standards. Over time, the wire's insulation may become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.

Some energized knob and tube wiring was found during the inspection. It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob and tube type, or to determine what percentage of the knob and tube wiring is energized vs. abandoned. A qualified electrician should evaluate this wiring and make repairs or replace wiring as necessary.
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Photo 17-2

18) Two-pronged electric receptacles rather than three-pronged, grounded receptacles were installed in one or more areas. They are considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include:
  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Clothes dryers
  • Dishwashers
  • Kitchen food waste disposers
  • Information technology equipment
  • Sump pumps
  • Electrical aquarium equipment
  • Hand-held motor-operated tools
  • Stationary and fixed motor-operated tools
  • Light industrial motor-operated tools
  • Hedge clippers
  • Lawn mowers

This list is not exhaustive. A qualified electrician should evaluate and install grounded receptacles as per the client's needs and standard building practices.
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Photo 18-1
 

19) One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.

20) One or more electric receptacles at the kitchen and/or bathroom(s) had no visible ground fault circuit interrupter (GFCI) protection. 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
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Photo 20-1
 

21) Some light fixtures were deteriorated. A qualified person should evaluate and repair or replace as necessary.
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Photo 21-1
 

22) 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

23) Smoke detectors and carbon monoxide detectors were missing from bedrooms and/or from hallways leading to 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

24) One or more sections of outdoor wiring were exposed, and should be protected by conduit rated for exterior use, because the wiring is subject to damage. A qualified electrician should evaluate and repair as necessary.
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Photo 24-1
 

Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Condition of supply lines: Appeared serviceable
Condition of drain pipes: Required repair, replacement and/or evaluation (see comments below)

25) One or more leaks were found in drain pipes. A qualified plumber should evaluate and repair as necessary.
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Photo 25-2

26) Recommend having the septic tank inspected by a qualified specialist, and repaired if necessary. Recommend having the tank pumped if it was last pumped more than 3 years ago.
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27) One or more plumbing vent pipes terminated less than six inches above the roof surface below. Debris or snow may block openings, and may result in sewer gases entering living spaces. A qualified contractor should evaluate and make repairs as necessary so vent pipes terminate at least six inches above roof surfaces.
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Photo 27-1
 

28) Based on the age of this structure, recommend that a qualified plumber inspect the waste lines using a video scope device to determine if they need repair or replacement. Property owners are usually responsible for repairs to the side sewer and publicly owned lateral lines. Such repairs can be expensive.

Water Heater
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Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.
Condition of water heater: Near, at or beyond service life
Type: Tank
Estimated age: 14 years
Energy source: Electricity
Capacity (in gallons): 40
Manufacturer: U.S. Craftmaster

29) No drain line was installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices.
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30) Active leaks were found at the supply line. A qualified plumber should evaluate and repair or replace as necessary.
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31) A water heater was installed over finished living spaces and had no catch pan and drain installed. Recommend having a qualified contractor install a catch pan and drain to prevent water damage to finished interior spaces below if/when the water heater develops a leak or is drained.
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32) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be near this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Heating
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Required repair, replacement and/or evaluation (see comments below)
Heating type: Radiant
Fuel type: Natural gas

33) Space heaters are installed throughout the structure. These are not considered safe and/or efficient means of heating a structure. Consider installing a central ducted heating and cooling system.
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Photo 33-3
 

Cooling / Heat Pump
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below)
Type: window units

34) Window units:

create large amounts of water which can damage the structure

are expensive to operate

are not efficient

Consider installing a central heating and cooling system.
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Photo 34-1
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Photo 34-2

Fireplaces / Stoves / Chimneys
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, nor determine if prefabricated or zero clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit.

Kitchen
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Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Natural gas

35) One or more sink drains had an active leak. A qualified plumber should evaluate and repair as necessary.
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36) Some counters showed moderate wear and/or deterioration.

37) Some cabinet surfaces, drawers and/or doors showed moderate wear and/or deterioration.

Bathrooms / Laundry / Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Middle
Location #B: Rear Right
Location #C: Rear Left
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of laundry facilities: Appeared serviceable

38) The bathtub at location #B and drained slowly. A qualified person should evaluate and repair as necessary.
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39) Repair exterior dryer vent cover and clean out line.
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40) Repair leaking supply line at middle bathroom.
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Interior Rooms / Areas
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
Exterior door material: Wood, Glass
Condition of exterior entry doors: Appeared serviceable
Type of windows: Aluminum
Condition of windows: Required repair, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall, Paneling
Ceiling type or covering: Drywall, Tiles
Flooring type or covering: Vinyl, Wood, Tile

41) Significant cracks and/or leaning were found in some walls. This may be a structural concern, or an indication that settlement is ongoing. A qualified contractor should evaluate and repair as necessary.

ie at middle hall
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42) Stains and elevated levels of moisture were found in one or more ceiling areas. The stain(s) appear to be due to roof leaks. A qualified contractor should evaluate and repair as necessary.

at kitchen
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Photo 42-1
 

43) Repaired deteriorated vinyl.
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44) One or more exterior doors had moderate deterioration. A qualified person should repair or replace as necessary.

45) Some interior door hardware, including locksets were deteriorated and/or missing. A qualified person should repair or replace as necessary.
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46) Glass in one or more windows was cracked, broken and/or missing. A qualified contractor should replace glass where necessary.
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Photo 46-3
 

47) Some sections of flooring had significant deterioration or damage. For example, cracked and/or loose tile. A qualified person should repair as necessary.
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48) Many windows used single-pane glass. Single-pane windows are one of the largest sources of heat loss in winter and heat gain in the summer due to their low insulating ability and high air leakage rates. They're estimated to be responsible for 25 to 50 percent of the energy used to heat and cool homes. The client should consider replacing single-pane windows with new, multi-pane windows.

49) Evaluate all biological staining. Treat and remediate as needed.
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Photo 49-1
at kitchen sink
 

50) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
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Private Well
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Limitations: The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible components are evaluated. The client should have qualified lab test the well water for bacterial contaminants. A qualified well specialist should evaluate the well and perform a yield test.

Wood Destroying Organism Findings
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Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than five feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood destroying organisms may infest, reinfest or become active at anytime. No warranty is provided as part of this inspection.

Please contact Jason Brown if you have any questions regarding this report.