Exterior and Foundation
There was more than one missing window well cover. This is a potential fall/safety hazard. Recommend a qualified person install approved well covers.
Fungal rot was found at one or more sections of siding or 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.
Flashing at one or more locations was loose. Leaks can occur as a result. Recommend that a qualified person repair, replace or install flashing as necessary, and per standard building practices.
There was one or more loose dryer vents. This can allow moisture to easily penetrate the siding causing damage. Recommend a qualified person repair and seal any loose loose vents.
One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
The retaining wall staircase had moderate cracking. This can allow water to penetrate causing further damage. Recommend a qualified person seal with an approved sealant for concrete.
Unit #5; The doorbell was damaged and inoperable. Recommend a qualified person replace the doorbell so it functions properly.
Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
Trees were in contact with or were close to the building at one or more locations. Damage to the building can occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist trim or remove trees as necessary to prevent damage to the building exterior.
The paint or stain finish in several areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
Caulk was missing and/or deteriorated in some areas. For example, around doors. 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
Guardrails at one or more locations with drop-offs higher than 30 inches 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, or 6 inches in diameter at triangular spaces between stair edges and guardrails. At a minimum, the client should be aware of this hazard. Recommend that a qualified contractor repair or replace guardrails per standard building practices.
Cracks, holes, settlement, heaving and/or deterioration were found in the driveway causing a potential trip hazard. Recommend that qualified contractor repair as necessary.
Cracks, holes, settlement, heaving and/or deterioration were found in sidewalks and/or patios. Recommend that qualified contractor repair or seal as deemed necessary.
The concrete sidewalk/stairs were damaged and or deteriorated. If left un-repaired it will only deteriorate further. Recommend a qualified concrete contractor make necessary repairs.
The asphalt driveway surface was worn and is prone to developing cracks from water penetration. Recommend that a qualified person reseal the driveway. For more information, visit:http://www.reporthost.com/?RAD
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/?PENOILhttp://www.reporthost.com/?DKMAIN
Interior, Doors and Windows
Basement Units #1 and 6; One or more bedroom windows had substandard egress by today's standard building practices. Adequate egress is important in the event of a fire or emergency to allow escape or to allow access by emergency personnel. Bedroom windows had an opening size that was too small and/or were too high above the floor inside. This is a potential safety hazard. Standard building practices require that every bedroom have at least one egress window or an exterior entry door. Egress windows must comply with these requirements:
- Minimum width of opening: 20 inches
- Minimum height of opening: 24 inches
- Minimum net clear opening at a grade floor egress windows: 5 square feet
- Minimum net clear opening of other egress windows: 5.7 square feet
- Maximum height of base of opening above grade or landing of grade floor egress windows: 44 inches
- Maximum height of base of opening above interior side floor: 44 inches
- Windows should open easily without the use of keys or tools
And for window wells below grade:
- Minimum net clear area of 9 square feet
- Minimum horizontal projection and width of 36 inches
- Wells with a vertical depth greater than 44 inches require a permanent ladder or steps usable with the window in the fully open position
Where windows are too high, at a minimum, keep something that serves as a ladder below the window at all times. Recommend that a qualified contractor repair or make modifications per standard building practices. For more information, visit:http://www.reporthost.com/?EGRESS
Unit #2; One or more exterior door thresholds and or weather stripping were significantly damaged or deteriorated. Recommend that a qualified person replace door(s) as necessary.
More than one unit; One or more interior doors were damaged and/or deteriorated. Recommend that a qualified person replace or repair doors as necessary.
More than one unit; Some interior door hardware was loose and/or missing. Recommend that a qualified person repair or replace as necessary.
Units #1, 2, 3, 5 and 6; One or more walls and/or ceilings had substandard or unfinished repairs. Recommend that a qualified person repair as deemed necessary.
Unit #2; There was missing wall/floor base in one or more areas. Recommend a qualified person install base.
One or more interior doors were sticking in the door jamb and were difficult to operate. Recommend that a qualified person repair as necessary. For example, by trimming doors.
Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:http://www.reporthost.com/?ECC
All Units; 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. For more information, visit:http://www.reporthost.com/?ATB
All Units; 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.
One or more cabinets, drawers and/or cabinet doors were damaged or deteriorated. Recommend that a qualified person repair or replace as necessary.
1 cooktop element(s) was inoperable on more than one cooktop. Recommend that a qualified person repair as necessary.
Unit #2; Water was leaking at the sink faucet base or handles. Water damage can occur as a result. Recommend that a qualified plumber repair as necessary.
Gaps, no caulk, or substandard caulking were found between countertops and backsplashes. Water may penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing caulk.
Unit #4; The sink faucet was loose. Recommend that a qualified person repair as necessary.
Unit #5; The oven light was inoperable. Recommend replacing bulb or that repairs are made, if necessary, by a qualified person.
One or more light bulbs were missing or inoperable in the range hood light fixture. The inspector was unable to determine if the light fixture was fully operable. Recommend replacing bulbs.
Bathrooms, Laundry and Sinks
The clothes dryer was equipped with a vinyl or mylar, accordion-type, flexible exhaust duct and were long. 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
Unit #1 and 2; Flooring in bathrooms was damaged and/or substandard. Water can damage the the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.
Unit #5; The exhaust fan was inoperable. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.
Unit #1, 2 and 6; Caulk was missing around the base of the bathtub spout, or there was a gap behind it. Water may enter the wall structure behind the bathtub. Recommend that a qualified person repair as necessary to eliminate the gap. For example, by installing or replacing caulk if the gap is small enough. For larger gaps, a shorter spout nipple or an escutcheon plate can be installed.
Units #2, 3 and 4; Gaps, no caulk, or substandard caulking were found between the bathtub and the floor and/or walls. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
Unit #2; Gaps, no caulk, or substandard caulking were found between countertops and backsplashes. Water can penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing or replacing caulk.
Unit #6; Cabinet hardware such as hinges, latches, closers, magnets or pulls were loose, missing or damaged at one or more cabinet drawers, doors or turntables. Recommend that a qualified person repair as necessary.
Unit #6; The hot and/or cold water supply flow for the sink was low or inoperable. Recommend that a qualified person clean the aerator first, if that doesn't correct the problem then contact a plumber evaluate and repair as necessary.
Units #4 and 5; The sinks drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.
Unit #2; Caulk around the base of the toilet was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
Unit #4; The sink was missing the stopper. Objects can plug the drain easily. Recommend a qualified person replace the stopper.
Units #1 and 5; The bathtubs drained slowly. Recommend clearing drain and/or that a qualified plumber repair if necessary.
One or more electric receptacles at the kitchen, full bath and/or exterior had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was 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
Unit #5; One or more circuit breakers were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:http://www.reporthost.com/?DBLTAP
Unit #2; One or more electric receptacles and/or the boxes in which they were installed were loose and/or 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.
More than one unit; One or more receptacles were installed directly above electric baseboard heaters. This was a common practice in the past, but insulation on appliance cords in contact with the heater(s) can be damaged by heaters. This is a shock and fire hazard. Recommend that a qualified electrician make repairs or modifications as necessary. For example, by converting receptacles to junction boxes, moving receptacles and/or moving baseboard heaters.
Unit # 3; One or more electric receptacles were incorrectly wired with an open neutral. Recommend that a qualified electrician repair as necessary.
One or more light fixtures were missing. This is a safety hazard. Recommend that a qualified electrician repair or replace light fixtures as necessary.
The main electrical meter base was loose. This is a safety hazard. Recommend a qualified electrician tighten or repair the meter panel.
Unit #5; When the kitchen light switch was in the off position more than one outlet and or light switch was inoperable. This can be a safety hazard. Recommend contacting a qualified electrician to repair.
Unit #4; One or more wires inside the panel(s) was burnt or loose. This poses a safety hazard for shock and/or fire. Recommend that a qualified electrician repair as necessary.
One or more cover plates for switches, receptacles or junction boxes were missing or broken. 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.
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.
One or more globes or covers for light fixtures were missing or damaged. Recommend replacing as necessary to avoid exposed bulbs. With closet lighting or where flammable stored objects are near light fixtures, missing or broken covers can be a fire hazard.
Plumbing / Fuel Systems
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/?LEADDWhttp://www.reporthost.com/?LEAD
Based on visible components or information provided to the inspector, this property appeared to have a private sewage disposal (septic) and alarm system. 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. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:
- Consult with the property owner about this system's maintenance and repair history
- Review any documentation available for this system
- Review inspection and maintenance requirements for this system
- That a qualified specialist evaluate, perform maintenance and make repairs if necessary
For more information, visit:http://www.reporthost.com/?SEPTIC