1) Evidence of rodent infestation was found in the form of traps, poison and/or exterior in the attic. Consult 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.reporthost.com/?SEALUP
http://www.reporthost.com/?TRAPUP
http://www.reporthost.com/?CLEANUP

2) Based on construction observed, modifications to this property may have been made without the owner having attained permits or inspections from the municipality. Work may have been performed by someone other than a qualified contractor or person. The client should consult with the property owner about this, and if necessary research permits.

At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly alterations to bring the building into legal compliance or even require that the additions or modifications be removed.

3) Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.

5) One or more trip hazards were found in the driveway due to cracks, settlement and/or heaving. Recommend having a qualified contractor evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.

6) One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.

7) One or more outdoor electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

8) Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. Horse stalls. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities.

9) One or more wall-mounted exterior light fixtures have 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.

10) One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079

11) Stains , rot, damage were found in one or more areas on fascia boards. These appear to be due to current roof leaks (dripping water, high moisture content, etc.). A qualified contractor should evaluate and repair as necessary. Roof repairs may be necessary, such as to the roof surface and/or flashing. Drip edge flashing may need to be replaced or installed.

12) One or more light fixtures are damaged and/or deteriorated. A qualified electrician should evaluate and repair or replace light fixtures where necessary.

13) One or more outside faucets appeared to be inoperable. No water came out of the faucet(s) when turned on. Rear of property by horse stalls. This may be due to a (winterizing) shut-off valve being turned off. As per the NACHI and ASHI Standards of Practice, the inspector did not attempt to turn on or off any water supply shut-off valves. Recommend that the client(s) ask the seller about outside faucets with no water, and/or have a qualified plumber evaluate and repair faucet(s) as necessary.

14) Fences and/or gates are damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary.

15) One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.

16) The gravel driveway is in poor condition. Repairs should be made as necessary, such as filling, grading, and new gravel should be spread.

17) One or more fence gates are difficult to open, close and/or latch, or are damaged and/or deteriorated. Repairs should be made as necessary, and by a qualified contractor if necessary, so gates operate easily.

18) Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

19) One or more exhaust duct end caps are missing. Their purpose is to prevent unconditioned air from entering the house, and keep out birds, rodents and insects. Blocked ducts can cause fan motors and/or clothes dryers to overheat and may pose a fire hazard. Vent cap(s) should be installed where necessary.

20) One or more large trees were very close to the foundation. Tree roots can cause significant structural damage to foundations. Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to foundations.

21) Horse stalls doors are damage/deteriorated in various areas. Evaluate and repair / replace as necessary.

22) Attached barn East doors are missing. Also, rot was found in one or more areas of door frames. Evaluate and repair as necessary.

23) One or more minor cracks (1/8 inch or less) were found in one or more walls and around/or below windows . These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:

• Hydraulic cement. Requires chiseling a channel in the crack to apply. See http://www.quickrete.com/catalog/HydraulicWater-StopCement.html for an example.
• Resilient caulks (easy to apply). See http://www.quickrete.com/catalog/GrayConcreteRepair.html for an example.
• Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.

24) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

25) Patio pavers are loose / deteriorated in one or more areas. Evaluate and repair as necessary.

26) Front gate is damaged and inoperable. Recommend having a qualified contractor evaluate and repair as necessary

27) Wall damage was found in various areas of horse stalls. Evaluate and repair as necessary.

28) Substandard repair were found in one or more areas of fascia boards. Evaluate and repair as necessary.

29) Water found on flooring areas East of structure is due to guest quarters water heater leaking.

30) Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.

31) The exterior finish in some areas is failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.

32) Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

33) Based on the age of the roof (26 years) the roof covering may be near the end of its approximated service life of 25 to 30 years, and will likely need replacing in the near future, even with repairs. Roofing tiles appear to be in good condition . However, underlayment may be near the end of its service life. It's usually the roofing felt or paper that weatherproofs your roof, the shingles or tile or metal is mostly to protect the roofing paper, primarily from the sun but also wind blown sand, even leaves, snow and ice, impact, etc. The client(s) should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate repair, and attempt to issue a "5 year roof certificate".

34) Roofing tiles are loose in various areas of roof covering. For example at ridge edges. A qualified roofing contractor should evaluate and repair as necessary.

35) Evidence of water ponding was found on the flat roof. Water 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.

36) Gaps were found in one or more roof surface seams. These may result in leaks. A qualified roofing contractor should evaluate and repair as necessary.

37) One or more flashings at parapet walls are deteriorated and/or substandard. These may result in leaks. Also, cracks at deterioration were found in one or more areas of parapet walls. A qualified roofing contractor should evaluate and repair as necessary.

38) Valleys / crickets are deteriorated in one or more areas. Recommend having a roofing contractor evaluate and repair as necessary.

39) Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

40) Debris such as leaves, needles, seeds, etc. have accumulated on the roof. This is a conducive condition for wood destroying insects and organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.

41) Trees are overhanging roof and are within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and 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.

42) Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.

43) The attic access hatch over the attached garage doesn't have a one-hour fire rating. Wall and ceiling surfaces in an attached garage should be fire rated for one hour to prevent or slow the spread of fire from the garage to interior living spaces. This hatch should be replaced with a material that has a one hour fire rating, such as 5/8 inch Type X sheetrock.

44) Weatherstrip at the sides and/or bottom of the vehicle door is damaged and/or deteriorated. It should be replaced where necessary to prevent water and vermin intrusion.

45) The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.

46) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

47) Minor cracks and deterioration were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

48) Garage vehicle doors should be serviced by a qualified contractor.

49) The interior perimeter of the garage is excluded from this inspection due to lack of access from stored items.

50) Minor cracks were found in the garage slab. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made for aesthetic reasons.

52) Some wiring is 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.

53) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. 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. Cover plates should be installed where missing.

54) Pull-down stairs are installed for the attic access. No insulation is installed above the stairs and no weatherstripping is installed around the hatch perimeter. To reduce air leakage, recommend installing weatherstripping and an insulated hatch cover. An example of one can be seen at http://www.batticdoor.com/

Interior air leaking into the attic results in heating and cooling losses, increased energy costs, and a possible increase in moisture levels in the attic due condensation forming on the underside of the roof sheathing during cold weather.

55) Stains were visible on the roof structure in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner(s) about past leaks. The client(s) should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified roofing contractor should evaluate and repair as necessary.

56) Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.

57) One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. Both panels This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.

58) The service drop wires are in contact with trees or vegetation. Recommend having a qualified tree service company or arborist prune or remove trees as necessary to prevent straining or abrading the service drop wires.

59) This property has a Challenger service pane (Panel #1)l. Challenger was a popular manufacturer of electrical panels and other electrical products during the '80s and '90s. Thousands of homes were equipped with Challenger electrical panels, but the brand was later discontinued due to panels and circuit breaker having a variety of problems. For example panels melting under normal conditions.
This electrical panel may prevent insurance coverage. Recommend having an electrical contractor replace panel with a modern panel that offer more flexibility for new, safer protective technologies.

60) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

61) Water heater is installed over finished living spaces and has 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.

62) The temperature/pressure relief valve drain line has more than 4 elbows in it. This is a potential safety hazard due to the risk of explosion. Typically these valves are limited to 4 elbows or less in the drain line so venting is not restricted. A qualified plumber should evaluate and repair as necessary so the drain line complies with the temperature-pressure relief valve manufacturer's installation instructions. For more information, visit: http://www.watts.com/pro/divisions/watersafety_flowcontrol/support/support_t-p.htm

63) Cover plates are missing for one or more electrical outlets or junction boxes by water heater. Replace.

64) Water heater catch pan has not drain line installed. Recommend having a plumbing contractor install a drain line.

65) Stains were found in one or more wall areas in water heater closet. However, no elevated moisture was found.

66) Overall condition of water heater is good.

67) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and based on its condition, replacement is recommended.

68) Water heater leaks. Rust / corrosion was found in various areas of water. Recommend having a qualified contractor replace water heater.

69) The estimated useful life for air conditioning compressors is 8 to 15 years. Uni t#3 appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.

70) Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.

71) The last service date of these systems appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when they were last serviced. If unable to determine the last service date, or if these systems were serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service these systems, and make repairs if necessary. This servicing should be performed annually in the future.

72) The cooling fins on the air handler's evaporator coils are dirty. This may result in reduced efficiency and higher energy costs. Some sources claim that energy efficiency is degraded by about five percent each year as the coils get dirtier due to accumulated dust and grime. A qualified heating and cooling contractor should clean the evaporator coils as necessary.

73) Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.

74) Stains were found in one or more areas below air handler units. However, no elevated moisture was found. Apparently stains are due to past A/C leaks and/or condensation. Recommend monitoring these areas.

75) Stains and what appears to be mold was found in one or more areas surrounding air handler unit #2. Mold testing recommended.

76) A/C unit was inoperable , condensing unit was missing. (Unit was removed). Recommend having a heating & cooling contractor replace Heating & cooling system.

77) The clothes dryer exhaust duct should be cleaned now and annually, or more often if necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service. For more information, visit http://www.cpsc.gov/CPSCPUB/PUBS/5022.html or http://chimneykeepers.com/dryerclean.html

78) Recommend having the septic tank inspected. Recommend having the tank pumped if it was last pumped more than 3 years ago.

79) Laundry room countertop is loose. Evaluate and repair as necessary. Also, countertops are delaminating in one or more areas. Evaluate and repair as necessary.

80) Laundry cabinets are deteriorated in one or more areas. Evaluate and repair as necessary.

81) Washer / dryer in good working condition at the time of inspection. Appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.

82) Recommend replacing washing machine black rubber hoses with stainless-steel braided hoses.

83) All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary. A qualified chimney service contractor should inspect, clean, and repair if necessary now and annually in the future.

84) Overall condition of kitchen appliances, cabinets, plumbing, and fixtures is good.

85) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. Master bathroom. 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. Cover plates should be installed where missing.

86) One or more exhaust fans is inoperable or provides inadequate air flow. Moisture may accumulate as a result. A qualified contractor should evaluate and replace the fan or make repairs as necessary.

87) One or more toilets are loose. For example guest quarters bathroom. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

88) One or more exhaust fans are noisy or vibrate excessively. Bathroom #2. A qualified contractor should evaluate and replace the fan(s) or make repairs as necessary.

89) The shower diverter valve for one or more bathtub faucets is defective. For example bathroom #1 A qualified plumber should evaluate and replace components or make repairs as necessary.

90) One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.

91) Hardware such as hinges are loose. Master bathroom. Repairs should be made and/or hardware should be replaced as necessary, and by a qualified contractor if necessary.

92) Glass is missing at one or more cabinet doors in master bathroom. Replace.

93) One or more sink faucet handles in master bathroom are damaged/deteriorated and leak. Recommend having a plumbing contractor evaluate and repair / replace as necessary.

94) Guest quarters bathroom shower door need repairs.

95) No hot water was found at guest quarter bathroom. This is due to bad water heater.

96) Caulk is missing and/or deteriorated at one or more bathtubs. For example, where the tub base meets the floor below, where the tub surround meets the tub, and/or around the base of the tub spout. Caulk should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures.

97) Caulk and/or grout is missing and/or deteriorated at showers. For example, where the shower base meets the floor below and/or around the shower surround. Caulk and/or grout should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures.

98) Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.

99) Master bathroom bidet stopper is inoperable. Evaluate and repair as necessary.

100) Guest quarters bathroom toilet tank flushing mechanism is defective. Evaluate and repair as necessary.

101) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

102) Water stains and/or minor water damage was found in the shelving or cabinet components below one or more sinks. The client(s) should evaluate and consider having repairs made.

103) Overall condition of jetted tub is good.

104) One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored. 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.

105) One or more smoke alarms are damaged, deteriorated and/or missing from their mounting brackets. Damaged and/or missing smoke alarms should be replaced as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

106) One or more electric switches are damaged/deteriorated. Recommend having a qualified contractor evaluate and repair as necessary.

107) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

108) One or more deadbolt mechanisms are missing, inoperable or difficult to operate. A qualified contractor should evaluate and repair as necessary. Rear entry doors.

109) One or more windows are hard to open or close. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.

110) Screen(s) in one or more windows are missing, torn or have holes in them. Screens should be replaced where necessary.

111) Corrosion / damage was found in one or more areas of French doors. Recommend having a qualified contractor evaluate and repair / replace as necessary.

112) One or more closet doors need adjustment /repair.

113) One or more pocket doors won't latch, need adjustment /repair.

114) Locking pins in one or more French doors are difficult to operate. Recommend having a qualified contractor evaluate and repair as necessary.

115) One or more interior doors have been removed.

116) Flooring is chipped and/or cracked in one or more areas. Evaluate and repair as necessary.

117) Flooring in rear east room is not level. The client should consider further evaluation by a structural engineer.

118) Repairs were found in one or more ceiling areas. Recommend monitoring these areas. For example hallway.

119) Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

120) Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

121) Sprinkler system is inoperable and could not be evaluated. Recommend having a qualified contractor evaluate, and repair as necessary.

122) Some conduit sections and/or fittings were loose and/or deteriorated. This is a potential safety hazard for shock or fire. A qualified person should evaluate and repair as necessary.

123) The pool body surface had extensive cracks, popups, chipping and/or significant wear. Recommend that a qualified contractor resurface the entire surface. Concrete pools or spas should be replastered every 10 to 15 years. For more information, visit:
http://www.poolcenter.com/plaster.htm

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

125) One or more sections of water return or supply lines were leaking. A qualified person should evaluate and repair as necessary.

126) The heater was inoperable. A qualified contractor should evaluate and repair as necessary.

127) Drain hose is damaged/deteriorated. Replace.

128) Chlorinator should be evaluated, serviced, and repaired / replace by a pool contractor.

129) Recommend having a pool contractor evaluate, service, and repair pool and equipment.

130) One or more decking drains appeared to be clogged and/or filled with debris. A qualified person should clean or clear drains as necessary.

131) For the evidence found regarding wood destroying insects at location #A, recommend the following:

• Consult with the property owner to determine the history of past infestations and treatment.
• Have a qualified, state-licensed pest control operator evaluate further and treat as necessary.