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Closer Look Home Inspectionsllc

http://www.reporthost.com/closerlookhi
Inspector: Robert DeCesare
Inspector's email: travelerrd@aol.com
Inspector's phone: (203) 453-4718
Inspector's FAX: (203) 453-7706
HO1 513

Property Inspection Report

Client(s):  Ryan Wall
Property address:  118 Mill Stone Drive
Guilford, Connecticut 06437
Inspection date:  Monday, March 11, 2019

This report published on Tuesday, March 12, 2019 6:11:07 PM EDT

Thank you for using Closer Look Home Inspections LLC for your inspection needs.

The following written report is prepared for the sole, confidential and exclusive use of the client(s) named above. It is designed to highlight significant visual defects uncovered on the day of the inspection. It is intended as a general guide to help you evaluate the home. Read your entire Home Inspection Report , paying close attention to all items noted on the report and to any exclusions and limitations listed. Any items noted that require further evaluation by a professional should be investigated. I recommend that all repairs be made by a licensed, qualified contractor.

Best Wishes,

Bob DeCesare
Closer Look Home Inspections LLC


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 typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
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

Grounds
Exterior and Foundation
Basement
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows

View summary

Site profile: Moderate slope
Driveway material: Gravel
Condition of sidewalks: Appeared serviceable
Sidewalk material: Brick
Condition of deck: Appeared serviceable
Deck material: Pressure treated / trex
Condition of deck: Appeared serviceable
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Wood / Brick /Slate
1)  
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Photo 1-1 Driveway sloops toward garage causing water to accumulate.
2)  
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Photo 2-1 Steps to front entrance
3)  
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Photo 3-1 Outside faucet should be converted to frost free
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Photo 3-2 Location of meter box
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Photo 3-3 Location of oil fill tanks and propane gas tank that has been removed.
Exterior and Foundation
Table of contents
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Unfinished basement
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete
4) One or more sections of horizontal trim boards had no "Z" flashing installed above them where they met siding. "Z" flashing should be installed above these boards to reduce the chance of leaks between the trim and siding. Without this flashing, caulk and paint must be diligently maintained, or water can enter wall cavities and cause rot and possible structural damage. Recommend that a qualified contractor install flashing above horizontal trim boards where missing and per standard building practices. Note that when trim or siding is removed to install flashing, damaged wood may be found and additional repairs may be needed.
5) Fungal rot was found at one or more sections of window trim. 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.
6) One or more holes or gaps were found in or below the foundation. Vermin may enter the building substructure as a result. Recommend that a qualified person repair as necessary.
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Photo 6-1 
7) Caulk was deteriorated in some areas. For example, around windows. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/?CAULK
Limitations: The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood, Fiberglass or vinyl, Sliding glass
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Bearing wall, Steel
Beam material: Solid wood
Floor structure above: Solid wood joists
Insulation material underneath floor above: None visible
8) No under-floor insulation was installed in the unheated basement. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.
Roof inspection method: Viewed from ground with binoculars
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
Attic and Roof Structure
Table of contents
Attic inspection method: Viewed from hatch(es)
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): Less than R-11
Vermiculite insulation present: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Gable end vents
9) The ceiling insulation installed in the attic was substandard and appeared to have an R rating that's significantly less than current standards (R-38). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.
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10) 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:
http://www.reporthost.com/?ATTACC
11) One or more attic access hatches or doors had no weatherstripping, or the weatherstripping was substandard. Weatherstripping should be installed around hatches or doors as necessary to prevent heated interior air from entering the attic. For more information, visit:
http://www.reporthost.com/?ATTACC
12) The ceiling insulation in one or more areas of the attic was compacted or uneven and/or missing. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).
Garage or Carport
Table of contents
Limitations: The inspector cannot reasonably determine the integrity of all elements of limited fire resistance at residential construction or verify firewall ratings at multi unit construction. Requirements for ventilation in garages vary between municipalities.
Type: Garage
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 2
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Adequate
13) Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
14)  
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Photo 14-1 Garage doors and openers were tested and functioning.
Limitations: The following items are not included in this inspection: generator systems, transfer switches, 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, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Required repair, replacement and/or evaluation (see comments below)
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Basement
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
15) The inside of the panel is rusted due to water intrusion. This has effected the connections and the neutral bar in the panel.
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16) Smoke alarms were missing from one or more bedrooms and/or in the attached garage. Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM
17) No permanently installed carbon monoxide alarms were found. 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.reporthost.com/?COALRM
18) For home buyers, batteries in all the smoke alarms should be replaced after taking occupancy. Batteries should be replaced annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:
http://www.reporthost.com/?SMKALRM
Plumbing / Fuel Systems
Table of contents
Condition of service and main line: Appeared serviceable
Water service: Private well
Location of main water shut-off: Basement
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, PEX plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Cast iron
Vent pipe condition: Appeared serviceable
Vent pipe material: Galvanized steel
Sump pump installed: No
Sewage ejector pump installed: No
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: oil tanks
Location of main fuel shut-off valveand filters: At oil tanks
19) Copper water supply pipes were installed. Copper pipes installed prior to the late 1980s may be joined with solder that contains lead, which is a known health hazard especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained approximately 50% lead. The client should be aware of this, especially if children will be using this water supply system. Note that the inspector does not test for toxic materials such as lead. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions include:
  • Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than 6 hours
  • Install appropriate filters at points of use
  • Use only cold water for cooking and drinking, as hot water dissolves lead more quickly than cold water
  • Use bottled or distilled water
  • Treat well water to make it less corrosive
  • Have a qualified plumber replace supply pipes and/or plumbing components as necessary
For more information visit:
http://www.reporthost.com/?LEADDW
http://www.reporthost.com/?LEAD
20) A water softener 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. Water softeners typically work by removing unwanted minerals (e.g. calcium, magnesium) from the water supply. They prevent build-up of scale inside water supply pipes, improve lathering while washing, and prevent spots on dishes. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit:
http://www.reporthost.com/?WTRSFT
http://www.reporthost.com/?HRDWTR
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Photo 20-1 
Water Heater
Table of contents
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. 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 or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Electricity
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Location of water heater: Basement
Condition of burners: Appeared serviceable
Condition of water heater: Near, at or beyond service life
21) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
Heating, Ventilation and Air Condition (HVAC)
Table of contents
General heating system type(s): Forced air
General heating distribution type(s): Ducts and registers
Source for last service date of primary heat source: Service receipt
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Oil
Location of forced air furnace: Basement
Condition of furnace filters: Required replacement
Location for forced air filter(s): At end of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Condition of controls: Appeared serviceable
Source for last service date of primary heat source: Label, Service receipt
Location for forced air filter(s): Inside air handler
Type of combustion air supply: Vented door, No dedicated source visible, uses room air
22) The last service date of the gas or oil-fired forced air furnace 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 inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit:
http://www.reporthost.com/?ANFURINSP
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Photo 22-1 
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Photo 22-2 
23) Insulation on the air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.
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Photo 23-1 
24) 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).
25) 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.
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Photo 25-1 Compressor unit needs to be leveled.
Fireplaces, Stoves, Chimneys and Flues
Table of contents
Condition of gas-fired fireplaces or stoves: Not determined (didn't respond to normal controls, gas off, etc.)
Gas fireplace or stove type: Metal pre-fab fireplace
26)  The propane tank that operates this fireplace was removed at the time of this inspection.
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Photo 26-1 
27)  
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Photo 27-1 Key to gas line shut off.
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; 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. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of ranges, cooktops and/or ovens: Appeared serviceable
Range, cooktop, oven type: Electric
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
28) The exhaust fan over the range recirculated the exhaust air back into the kitchen. This may be due to no duct being installed, baffles not being installed, or problems with duct work. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor evaluate and repair as necessary so exhaust air is ducted outdoors.
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Photo 28-1 
29) The microwave oven didn't have a built-in turntable. The client may want to purchase a manually wound turntable such as a "Micro-go-round" for better cooking performance. For more information, visit:
http://www.reporthost.com/?MGR
30)  
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Bathrooms, Laundry and Sinks
Table of contents
Location #A: Full bath, first floor
Location #B: Full bath, Laundry room/area
Location #C: Full bath, Master bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: 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 ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Windows, Spot exhaust fans
240 volt receptacle for laundry equipment present: Yes
31) 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. For more information, visit:
http://www.reporthost.com/?DRYER
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Photo 31-1 
32) The clothes dryer exhaust duct was kinked, crushed or damaged. Air flow will be restricted as a result and the clothes dryer may overheat. This is a safety hazard due to the risk of fire. Recommend that a qualified person replace or repair the duct as necessary. For more information, visit:
http://www.reporthost.com/?DRYER
33) The shower enclosure at location(s) #A was deteriorated, damaged or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor repair or replace the surround as necessary.
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Photo 33-1 
34)  
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Photo 34-3 The water hoses should be changed out to metal braided hoses to prevent failure and water damage
Interior, Doors and Windows
Table of contents
Exterior door material: Wood, Metal, Sliding glass
Condition of interior doors: Appeared serviceable
Type(s) of windows: Vinyl
Condition of walls and ceilings: Appeared serviceable
Ceiling type or covering: Popcorn
Condition of flooring: Appeared serviceable
Flooring type or covering: Vinyl, linoleum or marmoleum, Wood or wood products, Tile
35) Popcorn texture on interior ceilings contains asbestos and needs to be treated with caution to remove. Recommend evaluation by a licensed contractor if removing.
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Photo 35-1 
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Photo 35-2 
36) The seal between multi-pane glass in one or more windows appeared to have failed based on condensation or stains between the panes of glass. Recommend that a qualified contractor evaluate and replace glass where necessary.

Be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Glass doors or windows other than those that the inspector identified may also have failed seals and need glass replaced too.
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Photo 36-1 
37) The flooring in the living room where the fireplace hearth was removed is not level. Recommend evaluation and repair by a licensed contractor.
38) Recommend cleaning and sealing grout in tile or stone flooring now and in the future as necessary to prevent staining and to improve waterproofing.
39) Screens were missing from windows. These windows may not provide ventilation during months when insects are active.

Recommend asking present homeowner if they are stored and available.
40)  View of sun room
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41)  View of flooring in interior
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Thank you for choosing Closer Look Home Inspections LLC. If you have any questions do not hesitate to call me.

Bob