Summary

1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC

2) Some areas and items at this property were obscured by furniture and/or debris. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

3) This Home Inspection Report does not address environmental hazards.

4) Flashing from the deck ledger board could not be verified. Missing flashing at this location can cause moisture to accumulate between the ledger board and the building. Fungal rot may occur in this area and cause the ledger board fasteners to fail. The deck may separate from the building in this event. This is a potential safety hazard. Recommend that a qualified contractor install flashing above ledger board if not present per standard building practices. For more information, visit:
http://www.reporthost.com/?LB
http://www.reporthost.com/?SD

5) Handrails at one or more flights of stairs were not graspable and posed a fall hazard. Handrails should be 1 1/4 - 2 inches in diameter if round, or 2 5/8 inches or less in width if flat. Recommend that a qualified person install graspable handrails or modify existing handrails per standard building practices.

6) A deck joist hanger was missing at the header board. Recommend installing the missing hanger.

7) Settlement cracks, gaps, heaving and/or deterioration resulting in trip hazards were found in the front sidewalk leading to the front porch, and under the rear deck. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.

8) One or more deck post supports had missing bolts in their attachment brackets to the concrete underneath. Recommend that all bolts be in place in the attachment brackets for safety

9) Fungal or moisture rot was found at the base of support posts of the deck. The wood covering at the topo of one post was missing. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.

10) The gravel driveway was in poor condition. Recommend that a qualified person repair as necessary. For example, by filling holes, grading and spreading new gravel and asphalt.

11) Wooden deck or porch surfaces and/or railings were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit:
http://www.reporthost.com/?PENOIL
http://www.reporthost.com/?DKMAIN

12) Major cracks or areas with damage were found in the masonry (brick) veneer below the exterior siding. This may indicate that settlement has occurred and/or that the foundation has failed. At a minimum, a qualified contractor should repair the damaged masonry veneer to prevent water from entering wall cavities and causing mold, fungal rot or structural damage. Beyond that Consult with a qualified engineer to determine if foundation repairs are needed, and/or if settlement is ongoing. Any such repairs should be made by a qualified contractor. Such contractors and engineers may include:

• Foundation repair contractors who may prescribe repairs, and will give cost estimates for prescribed repairs
• Masonry contractors who repair and/or replace brick veneer
• Geotechnical engineers who attempt to determine if settlement is ongoing, and the cause of the settlement
• Structural engineers who determine if repairs are necessary, and prescribe those repairs

13) Soil was in contact with or less than 6 inches from siding or trim. Regardless of what material is used for siding, it should not be in contact with the soil. If made of wood, siding or trim will eventually rot. For other materials, ground or surface water can infiltrate siding or trim and cause damage to the wall structure. Wood-destroying insects are likely to infest and damage the wall structure. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.

14) A gap was found in the siding trim around one of the windows. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.

15) Ventilation for the crawl space was substandard. There were no vents visible. Poor or no ventilation can lead to moisture in the crawl space and is a conducive condition for wood-destroying organisms. One square foot of vent area should be installed for 150 square feet of crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. Recommend that a qualified contractor install or improve venting per standard building practices.

16) View of crawl space hatch area. The crawl space was inaccessible.

17) Extensions such as splash blocks or drain pipes for one or more downspouts were missing. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure. One downspout was not attached to the drain on the ground, and should be connected so as not to leak runoff onto the carport.

18) Chimney without a rain cap.

19) Chimneys need tuck pointing and/or repointing.

20) Tree limbs were overhanging the roof on a back corner. These should be trimmed back so they don't damage the roofing as they grow and drop leaves onto the roof causing mold or mildew.

21) Small amounts of debris such as leaves, needles, seeds, etc. have accumulated on the roof surface. Water may not flow easily off the roof, and can enter gaps in the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend cleaning debris from the roof surface now and as necessary in the future.

22) Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.

24) The attic was access through a fold down stairway and hatch, which was not insulated. 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

The folding stairway was close to a ceiling fan and had to be carefully unfolded so as not to come into contact with it. Recommend the ceiling fan be moved for safety reasons to eliminate the potential to come into contact with the folding stairway.

25) One or more sections of the roof structure appeared to have substandard ventilation, soffit and/or ridge vents were missing. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, and/or increase cooling costs. High levels of moisture are also likely to accumulate in the roof structure or attic, and can be a conducive condition for wood-destroying organisms. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation. Often this means that both soffit vents and ridge or gable end vents are installed. Recommend that a qualified contractor evaluate and repair per standard building practices.

Double hung windows served as the gable vents in the attic. They were closed and had no screens so no ventilation was present as long as the windows were closed. Two dormers with windows were also present facing the front of the house but those too were closed. A fan was present next to one of the dormers but was not tested. Depending on the season, these windows would need to be open or closed to provide ventilation in the attic. Recommend having a qualified roofing professional review and recommend adding ridge and/or soffit vents to provide more convenient and effective ventilation.

No hatch was found for access to the back wing roof and that area is disclaimed from this inspection.

26) The ceiling insulation installed in the attic was substandard (compacted and uneven) 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.

27) No vapor retarder was visible in the attic. Such vapor retarders reduce the flow of moisture from living spaces below, up into the attic, and prevent damage from moisture. For example, fungal rot, mold, and ice dams on the roof. Vapor retarders are not a standard recommendation except for very cold regions and in cases where there is high humidity in the house during the winter. Based on conditions found during this inspection, recommend that a qualified contractor install a vapor barrier.

28) One or more ducts in the attic and/or crawl space (what was observable) were not insulated. This can result in moisture forming inside the duct or "sweating" on the outside of the duct depending on the surrounding air temperature and the exhaust air temperature. Recommend that a qualified person install insulation on exhaust ducts per standard building practices (typically R-4 rating), or replace uninsulated ducts with insulated ducts.

29) The attic access hatch had no insulation or weatherstripping. Weatherstripping should be installed around hatches or doors as necessary to prevent heated interior air from entering the attic. The hatch door should be insulated for the same reason. For more information, visit:
http://www.reporthost.com/?ATTACC

30) One or more electric receptacles (outlets) at the kitchen and/or bathroom(s) had no visible ground fault circuit interrupter (GFCI) protection present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:

• Outdoors (since 1973)
• Bathrooms (since 1975)
• Garages (since 1978)
• Kitchens (since 1987)
• Crawl spaces and unfinished basements (since 1990)
• Wet bar sinks (since 1993)
• Laundry and utility sinks (since 2005)

For more information, visit:
http://www.reporthost.com/?GFCI

31) Non-metallic sheathed wiring in the attic was routed on surfaces within 6 feet of one or more access hatches or doors, and was subject to damage. Wiring can be damaged when hatches are lifted and set aside, when stored items are moved into or out of the attic, etc. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair per standard building practices.

32) Non-metallic sheathed wiring was loose, unsupported, or inadequately supported at one or more locations. Such wiring should be trimmed to length if necessary and attached to runners or to solid backing with fasteners at intervals of 4 1/2 feet or less. Fasteners should be installed within 12 inches of all enclosures. Recommend that a qualified electrician repair per standard building practices.

33) An extension cord appeared to being used as permanent wiring at one location. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring is a potential fire and shock hazard, and indicates that wiring is inadequate and needs updating. Extension cords may be undersized. Connections may not be secure resulting in power fluctuations, damage to equipment, overheating and sparks that could start a fire. Recommend that a qualified electrician repair per standard building practices and eliminate extension cords for permanently installed equipment.

34) In the kitchen, near the 1/2 bathroom door, one 3-slot electric receptacle (outlets) was found with an open ground. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a qualified electrician repair as necessary so all receptacles are grounded per standard building practices.

35) One or more attic outlets were missing or had a broken cover plate. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.

36) 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.reporthost.com/?SMKALRMLS

37) No carbon monoxide alarms were visible. 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

38) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring.

It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware of this safety hazard, both for existing fixtures and when planning to upgrade with newer fixtures. Consult with a qualified electrician for repairs as necessary.

39) One or more electrical components including switches, receptacles and/or light fixtures appeared to be older than their intended service life. Such old components may pose a fire or shock hazard. Several switches throughout the house were inoperative or not connected to anything visible that would turn on and off. Recommend consulting with a qualified electrician to determine which components should be replaced with newer, modern components.

40) 2-slot receptacles (outlets) rather than 3-slot, grounded receptacles were installed in one or more areas. These do not have an equipment ground and are considered unsafe by today's standards. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacle(s), in addition to replacing the receptacle(s). Consult with a qualified electrician about upgrading to 3-wire, grounded circuits where required.

41) A plug-in style light fixture was mounted on the wall by the entry door from the carport. Recommend that it be replaced with a permanent and more secure fixture.

There was also a loose wire hanging from the carport ceiling in one corner that should be removed or properly terminate with its function identified.

42) Other concerns

The front door bell did not work.
Closets in the 2nd floor bedrooms did not have lights in them.
Three closets in the game room had lights that were all controlled by one switch near the door.
Recommend that a licensed electrician repair or replace the above to normal operations.

43) The legend for circuit breakers or fuses in panel(s) #A was incomplete. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.

44) One or more light fixtures were inoperable (didn't turn on when nearby switches were operated) or had missing bulbs. Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.

46) Insulation for one or more water supply pipes in the crawl space In the hatch area was missing. Recommend replacing or installing insulation on pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.

47) No hose bibs (outside faucets) were found. Recommend that a qualified plumber install one or more hose bibs for convenience, and per standard building practices (e.g. frost-free with anti-siphon device).

48) No sediment trap was installed in the gas supply line at the water heater. Sediment traps prevent damage to gas-fired appliances by trapping oil, scale, water condensation and/or debris. Recommend that a qualified contractor install a sediment trap per standard building practices.

50) The water heater did not have earthquake straps or struts installed. This is a potential safety hazard in the event of an earthquake due to the risk of the water heater tipping over, gas lines breaking if it's gas-fired, or electric wiring being damaged if powered by electricity. Leaks can also occur in water-supply pipes. Recommend that a qualified person install earthquake straps or struts as necessary and per standard building practices.

51) The outer flame shield for the water heater combustion chamber was missing. This is a potential fire hazard. Recommend that a qualified person replace any missing flame shields.

52) No drain line was installed for the temperature-pressure relief valve. Drain lines are normally installed to prevent water from accumulating if/when the valve eventually leaks, and to prevent scalding if someone is standing next to the water heater when the valve opens. Recommend that a qualified plumber install a drain line so it drains outside and per standard building practices.

53) The estimated useful life for most water heaters is 8-12 years. The inspector was unable to determine the age of the water heater due to the manufacturer's label being obscured and inaccessible, not clearly indicating the age. The client should be aware that this water heater may be near, at or beyond its useful life and may need replacing at any time. Recommend attempting to determine the water heater's age.

If found to be near, at or beyond its useful lifespan, 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 does fail. 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.

54) The last service date of the gas furnaces appeared to be more than 1 year ago, according to information provided by the home owner. 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 these systems, and make repairs if necessary.

For safety reasons, and because this system is fueled by gas, 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

55) One or more cooling air supply registers on the 2nd floor had a weak air flow, or no apparent flow. This may result in an inadequate air supply. Recommend asking the property owner about this. Adjustable damper(s) in ducts may exist and be reducing the flow. If dampers exist, then they should be opened to attempt to improve the air flow. If the property owner is unaware of such dampers, or if adjusting dampers does not improve the air flow, then recommend that a qualified HVAC contractor evaluate and repair or make modifications as necessary.

56) The roof top air conditioner unit did not appear to respond to normal controls (thermostat) and may be inoperable. The inspector was only able to perform a limited evaluation. If possible, consult with the property owner and/or review documentation on this system. Recommend that a qualified HVAC contractor evaluate and perform maintenance or make repairs as necessary.

57) One or more heating or cooling ducts in an unconditioned space (e.g. crawl space, attict) were not insulated, or the insulation was damaged or deteriorated. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. Recommend that a qualified person repair per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8.

58) Window air conditioners
Window units were installed in 1st and 2nd floor windows.
This may indicate there is a problem with getting adequate cooling in the house.
Recommend that a qualified HVAC professional evaluate the cooling systems and repair as needed to obviate the need for the window units if required.

59) Recommend replacing or washing 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 washing them as necessary. How frequently they need replacing or washing 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).

60) The estimated useful life for most heat pumps and air conditioning units is 10-15 years. The inspector was unable to determine the age of the roof top air conditioner unit. It may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the age (ask property owner or service technician), and budgeting for a replacement if necessary.

61) When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all wood-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at:
http://www.reporthost.com/?CSIA

62) One chimney was missing a rain cap and one should be installed to prevent water, and insects from entering.

63) Mortar at the brick chimneys was deteriorated (e.g. loose, missing, cracked). As a result, water is likely to infiltrate the chimney structure and cause further damage. Recommend that a qualified contractor repair as necessary. For example, by repointing the mortar.

64) The cooktop exhaust fan was inoperable. Recommend that a qualified person repair or replace as necessary.

65) There is a freezer in the kicthen that is inoperable.

66) The light in the exhaust hood was inoperable. Recommend replacing light bulb(s) or that repairs be made by a qualified person if necessary.

67) The inspector was unable to verify that the glass used in one or more doors by the shower at location(s) #B was approved safety glass. Glazing that is not approved safety glass located in areas subject to human impact is a potential safety hazard. Standard building practices require that approved safety glass be used in enclosures for bathtubs, showers, spas, saunas and steam rooms, and in windows where the bottom edge of the window is less than 60 inches above the drain inlet or standing surface. Wire-reinforced glass is not acceptable. Recommend that a qualified contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary, and per standard building practices.

68) One or more cabinets, drawers and/or cabinet doors at location(s) #B were damaged or deteriorated. Recommend that a qualified person repair or replace as necessary.

69) Washer and dryer locations

The electric washer was located in the closet/pantry/crawl space hatch room at the rear of the building. Information provided by the home owner indicated that the washer and dryer were moved from their former location in the upstairs bath.
The electric dryer is in the kitchen.

Neither location is ideal for these appliances. Recommend that consideration be given to relocating them as need and convenience permit.

70) The corner by the bathtub at location(s) #B was water-damaged. Recommend that a qualified person repair as necessary.

No active leaking was observed and this may be a cosmetic issue.

71) The clothes dryer exhaust duct was not visible in one or more places. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Moisture can accumulate and result in mold, bacteria or fungal growth.
The dryer was located in the kitchen and there was lint on the back side of the unit and along the walls there. There may be an air leak or gap in the dryer hose. Recommend that a qualified person make permanent repairs as necessary. For more information, visit:
http://www.reporthost.com/?DRYER

72) The inspector was unable to verify that the glass used in one or more exterior doors, sliding glass doors and/or storm doors was approved safety glass. Glazing that is not approved safety glass, located in areas subject to human impact, is a safety hazard. Standard building practices generally require that approved safety glass be used in swinging and sliding doors except where "art glass," jalousie windows or glazing smaller than a 3-inch opening is used. Recommend that a qualified contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary, and per standard building practices.

73) Floors in one or more areas were springy. This can be caused by over-spanned, undersized or too few joists or beams, or too few support posts. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.

74) One or more windows that were designed to open and close were stuck shut. Recommend that a qualified person repair windows as necessary so they open and close easily.

Front windows were sealed shut with duct tape.

75) A window blind in a bedroom was loose and came down when operated. Recommend repair or replacement of this blind and any other with a similar looseness.

76) Screens were missing from some, many and/or attic windows. These windows may not provide ventilation during months when insects are active.