4) Guardrails had gaps that were too large. This poses a safety hazard for children (e.g. falling, getting stuck in railing). Guardrails should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter. At a minimum, the Client should be aware of this hazard. Recommend that a qualified contractor repair or replace guardrails per standard building practices.

5) Holes were observed in ceiling at rear balcony. Holes were observed at front exterior door frame. Recommend a qualified person evaluate and repair as necessary.

6) Electric receptacles at the kitchen and bathrooms had no visible ground fault circuit interrupter (GFCI) protection. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection as necessary and per standard building practices.

7) Panel is located in hallway closet, closets are not an approved location for electrical panels. Panel has inadequate working space. This is a safety hazard when opening or working in panels. Recommend that a qualified electrician evaluate and repair or make modifications per standard building practices.

8) Wiring was exposed in mechanical closet and was subject to damage. Wiring was exposed under kItchen sink and at water heater and is subject to damage. The insulation can be damaged by objects coming in contact with it, resulting in exposed, energized wires. Also, copper conductors can break after being repeatedly moved or bent. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices.

9) One or more electric receptacles/ the boxes in which they were installed were loose/ not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.

10) One smoke alarm was observed in the condo. According to its product tag it is 2015. It is recommended to replace smoke alarms every 10 years. No smoke alarms were installed in the bedrooms. Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom and on each level. Recommend installing smoke alarms.

11) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. 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.

12) The ceiling fan in Kitchen appears to have constant power. Inspector did not observe switch to operate fixture. Recommend a qualified electrician evaluate and repair as necessary.

13) Wiring had substandard installation in living room and front bedroom closet. Client may wish to have this repaired.

15) Corrosion was found at water supply under Kitchen sink. Stains were found at drain pipe connection under Kitchen sink. Leaks can and are likely to occur as a result. Recommend that a qualified plumber evaluate and replace components as necessary.

16) Substandard drain pipe connection was observed at master bathroom sink. Accordian style drain pipes are known to easily collect debris and not drain properly. Recommend that a qualified plumber evaluate and replace as necessary.

17) The expansion valve drain line, overflow pan drain line and condensation drain line from Air handler terminate above cover in floor at mechanical closet. Staining and damaged wall covering was observed at this area. Microbial growth was observed at area. Its is beyond the scope of inspection to determine which staining/ substance this is. Stains, damaged trim was observed around mechanical closet door and had elevated levels of moisture at time of inspection. Recommend a qualified person evaluate and make repairs as necessary.

19) The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees.

21) Insulation was missing at area of refrigerant line. No insulation was installed on P-trap at air handler or drain line, microbial staining was observed on drain line. It is beyond scope of inspection to determine which type of staining this is. Recommend a qualified person repair/replace insulation as necessary, evaluate and repair/clean drain line as necessary.

22) A/C was set to 70 degrees Fahrenheit. Temperature output was 51 degrees Fahrenheit. Cooling system output appears to be working properly. However, the temperature reading at thermostat did not match the measured return air (return air was measured at 66 degrees Fahrenheit, temperature reading on thermostat was 73 degrees Fahrenheit). Recommend a qualified HVAC technician evaluate and repair thermostat as necessary.

23) Thermostat wiring was substandard. Recommend a qualified HVAC technician evaluate and repair as necessary.

24) Coils at air handler were dirty, had buildup. Recommend a qualified person clean as necessary.

27) The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard.

28) Stains, some microbial were found in the cabinet below the sink. Plumbing leaks may have occurred in the past. It is beyond scope of inspection to determine what type of staining this is. Recommend a qualified person evaluate and repair as necessary.

29) The bottom hinge at cabinet door at lazy susan cabinet was loose. Recommend that a qualified person repair as necessary.

30) The vent at microwave was loose, held in place with cardboard material. Recommend a qualified person repair as necessary.

33) Gaps were observed around plumbing lines in both bathrooms where ran through cabinets/walls. Cabinet was cutout at master bathroom sink. Recommend a qualified person repair/ seal as necessary.

34) The toilet at hallway bathroom was loose where it attached to the floor. Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor repair as necessary. Caulk was missing around the base of the toilets at both bathrooms. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Recommend that a qualified person caulk around toilet base per standard building practices.

35) Caulk was missing around the base of the bathtub spout at hallway bathroom. Water may enter the wall structure behind the bathtub. Recommend that a qualified person repair as necessary to eliminate the gap.

36) Grout was cracked in area around bathtub and tile junction. Grout is likely to crack as it will not adhere to bathtub material. Water may enter the wall structure behind the bathtub. Recommend replacing grout with caulk.

37) One or more doors stick in door jamb when opening/closing. Hallway closet bi-fold door bind in jamb, won't fully close. Recommend a qualified person repair/adjust doors as necessary.

38) Master bedroom closet door wouldn't latch when closed. Recommend a qualified person repair as necessary.

39) The sliding screen doors at living room are difficult to slide. Screen is deteriorated in area. Weatherstripping/seal is loose on left side sliding glass door. Recommend a qualified person repair as necessary.

40) The lock at living room sliding glass door is difficult to operate. Recommend that a qualified person repair as necessary.

41) One or more windows wouldn't open (windows noted: Kitchen, front bedroom left window, two end windows at master bedroom). Middle window at master bedroom was difficult to open/close. Release tabs at windows were caulked over in areas. Recommend that a qualified person repair windows as necessary so they open and close easily. Note, exterior or windows where visible had deteriorated paint/coating.

42) The lock at hallway bathroom door is inoperable (doesn't lock). Recommend a qualified person repair as necessary.

43) Bubbled drywall was observed beside front exterior door. Slightly elevated level of moisture was observed at time of inspection. Recommend a qualified person evaluate further.