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HHI-Hews Home Inspections


2120 S Reserve St # 234 
Missoula MT 59801-6451
Inspector: Russell Hews

 

Property Inspection Report

Client(s):  John & Jane Doe
Property address:  1234 Our Dream
Lolo, MT 59840
Inspection date:  Tuesday, January 01, 2019

This report published on Monday, March 05, 2018 2:54:46 PM MST

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
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 safety hazard
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information
Concern typeDamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
Concern typeConducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

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
General Information
Grounds
Exterior and Foundation
Crawl Space
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


General Information
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Report number: doe20190101
Time started: 9:35 am
Time finished: 3:15 pm
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Sunny
Temperature during inspection: Cool 30 degrees
Inspection fee: 0
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 1981
Source for main building age: Client
Front of building faces: South
Main entrance faces: South
Occupied: Yes, Furniture or stored items were present

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) Damage Microbial growths were found at one or more locations in the attic and/or the crawl space. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit:
http://www.reporthost.com/?MOLDCDC
http://www.reporthost.com/?MOLDEPA

3) The propane gas supply was not available during the inspection (tank empty, shut-off valve turned off, no tank installed, etc.). The inspector operates only "normal" controls such as thermostats, stove burner knobs, and on/off switches, and does not operate gas shut-off valves or activate pilot lights. As a result, items such as but not limited to the gas supply system, gas-fired water heater(s), gas-fired forced air furnace(s), gas fireplace(s), stove(s), and range(s) weren't fully evaluated. The inspector was unable to test for gas leaks. Recommend that a qualified person make a full evaluation of the gas supply system and gas-fired appliances after the gas supply is turned back on. Any problems that are found after this evaluation should be repaired by a qualified contractor.
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Propane was disconnected to the main house at the time of the inspection. The propane supplied to a clothes dryer & a gas fireplace in the master bedroom.
 

4) Some and/or Many areas and items at this property were obscured by furniture and/or stored items. 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.

Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Moderate slope
Condition of driveway: Appeared serviceable
Driveway material: Unpaved, dirt
Condition of sidewalks and/or patios: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Deck, patio, porch cover material and type: Open, Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Plastic fiber

5) Some decking boards were loose, the staircase and landing were wobbly, loose and not properly unsecured. This poses a safety hazard. Recommend that a qualified contractor be contacted and repair as necessary.
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6) Conducive conditions Flashing appeared to be missing from above one or more deck or porch ledger boards, or could not be verified. Missing flashing at this location can cause moisture to accumulate between the ledger boards 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 boards per standard building practices. For more information, visit:
http://www.reporthost.com/?LB
http://www.reporthost.com/?SD

7) One or more deck, patio and/or porch covers were substandard and/or non-standard. Recommend that a qualified contractor repair or replace as necessary, and per standard building practices.
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ledger board nailed and not lag screwed. This porch cover could pull away from the building.
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Porch beam is barely sitting on upright post support and not properly attached.

8) One or more decks or porches were unstable due to missing or substandard bracing, or lack of attachment to main structure. This is a safety hazard since severe movement may cause the decks or porches to collapse. A qualified contractor should be contacted and repair as necessary.
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9) Ledger boards for one or more decks, balconies or porches appeared to be attached with nails only. This method of attachment is substandard and may result in such structures separating from the main building. This is a potential safety hazard. Modern standards call for ledger boards to be installed with 1/2 inch lag screws or bolts into solid backing, and brackets such as Simpson Strong Tie DTT2 brackets and threaded rod, connecting interior and exterior joists. Recommend that a qualified contractor repair per standard building practices. For more information, visit:
http://www.reporthost.com/?LB
http://www.reporthost.com/?SD
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10) Handrails at one or more flights of stairs were missing or loose. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing or repair where loose as per standard building practices.
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11) Guardrails at one or more locations with drop-offs higher than 30 inches were loose, wobbly, damaged and/or missing components, and pose a fall hazard. Recommend that a qualified person repair guardrails as necessary.
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12) Fasteners for the deck, porch or balcony joist hangers were missing and/or substandard. Approved fasteners such as Teco nails should be installed in every nail hole in such hardware. Recommend that a qualified person install approved fasteners where necessary.
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13) One or more deck or porch beams were not positively secured to the support posts below. Deck or porch beams are commonly connected to support posts by "toenailing," which is inadequate. Decks and porches are subject to movement under live loads and require a positive connection between their support posts and beams. Recommend that a qualified contractor repair per standard building practices. For example, by installing metal plates, plywood gussets or dimensional lumber to connect posts and beams.
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14) Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend further evaluation by a qualified excavation contractor.
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15) Damage Fungal rot was found in support posts at one or more structures covering decks, patios and/or porches. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
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16) Conducive conditions The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. It can be a conducive condition for wood-destroying organisms. Recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.
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17) Conducive conditions Soil was in contact with one or more wooden deck, porch or balcony support posts. This is a conducive condition for wood destroying organisms. Even if posts are made of treated wood, the cut ends below soil may not have been field treated. Recommend grading soil or repairing as necessary to prevent wood-soil contact.
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18) Conducive conditions Soil was in contact with or too close to wooden deck, porch or balcony substructure components. This is a conducive condition for wood-destroying organisms. Clearances to soil should be as follows:
  • 12 inches below beams
  • 18 inches below joists
  • 6 inches below support post bases and other wood components
Pressure treated wood is typically rated for 25 year contact with soil, but the cut ends hidden below grade may not have been treated and can rot quickly. Support posts should be elevated above grade on concrete piers or footings, and be separated from the concrete by metal brackets or an impermeable membrane such as shingle scraps. For other components, soil should be graded and/or removed to maintain these clearances if possible. Otherwise, replacing non-treated wood with treated wood, or installing borate-based products such as Impel rods may help to prevent infestation and damage. For more information, visit:
http://www.reporthost.com/?IMPEL
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Added room connected to the living room.
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Front deck

19) Cracks, holes, settlement, heaving and/or deterioration were found in sidewalks and/or patios. Recommend that qualified contractor repair as necessary.
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Vent below grade with concrete sloping back to vent. This will allow water to penetrate to the inside of wall or crawl space area causing all kinds of moisture problems.
 

20) Wooden deck or porch surfaces 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
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Exterior and Foundation
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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, Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Wood fiber
Apparent foundation type: Crawl space, Unfinished basement
Foundation/stem wall material: Poured in place concrete, Concrete block, Concrete slab on grade
Footing material (under foundation stem wall): Poured in place concrete, Not determined (inaccessible or obscured)

21) Major cracks (more than 3/4-inch wide) missing sections of foundation under additions, additions build on a concrete slabs with no footing and/or leaning was found in the foundation. These appear to be a structural concern and may indicate that settlement is ongoing. Recommend hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:
  • Foundation repair contractors who may prescribe repairs, and will give cost estimates for such 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
Repairs should be made by a qualified contractor.
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This is a major concern. The ground is eroding away from 2 corner blocks/footings. One holding up the corner of an addition. The other holding up a second level deck. The existing retaining wall is giving way too. This could all cause structural damage.
Also this addition section has NO foundation under it. It is set on a wooden beam set on the ground along with some cinder blocks that are falling over.
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Section of foundation on the west side of the garage had a large crack and separation.

22) One or more footings/foundation/concrete slab were substandard or non-standard (e.g. stones, logs, masonry debris). Settlement can occur as a result. Recommend that a qualified contractor evaluate and repair per standard building practices.
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These 3 pictures are part of the attached guest house.
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23) Conducive conditions Many areas of untreated wood siding and/or trim was in contact with concrete or masonry at the exterior. Moisture collected between the two materials or wicking up into the wood is a conducive condition for wood-destroying organisms. Wood siding or trim should be installed with a minimum clearance of 1-2 inches between it and concrete or masonry below it at building exteriors. Monitor these areas for rot or infestation in the future and repair if needed. Recommend that a qualified contractor repair per standard building practices. For example, by trimming siding or trim as needed.
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24) Conducive conditions One or more areas where wood siding or trim was installed above stone or masonry had no flashing below the wood. Flashing should be installed between masonry or stone and wood trim or siding above to keep water from accumulating at that gap. Without the flashing, the wood trim or siding is prone to fungal rot and deterioration. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor be contacted for further evaluation and to install flashing 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.
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25) Conducive conditions Caulk was deteriorated or missing in one or more areas along with missing trim pieces. For example, around windows, around doors, at siding butt joints and/or at siding-trim junctions. Recommend that a qualified person renew or install caulk and trim pieces 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
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26) Conducive conditions Flashing at one or more locations was missing and/or substandard. Leaks can occur as a result. Recommend that a qualified contractor repair, replace or install flashing as necessary, and per standard building practices.
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Exposed wood edges.
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Hole where vermin could enter.
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Many areas around the home have exposed wood edges in which water will penetrate and cause dry-rot and or other moisture damage if not corrected.
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One or more Z-flashings missing where horizontal siding meets. This can allow water to penetrate behind the siding surface and cause moisture damage.
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27) Many sections of siding and/or trim were loose and/or warped. Recommend that a qualified person repair, replace or install siding or trim as necessary.
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28) Moderate cracks (1/8 inch - 3/4 inch) and/or leaning were found in the foundation. This may be a structural concern or an indication that settlement is ongoing. The client should consider hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:
  • Foundation repair contractors who may prescribe repairs, and will give cost estimates for such 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
At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.
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These 2 pictures are in the basement area.
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29) Conducive conditions 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.
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30) Conducive conditions One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.
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31) Conducive conditions 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.
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32) Most of the exterior foundation was concealed and not visible or accessible and blocked by back filled dirt, decks, siding, patios, etc and therefore could not be inspected and is excluded.
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Crawl Space
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The crawl space had most accessible walls of the foundation covered with hardboard insulation and therefore was visually concealed and or blocked from viewing and is excluded from this inspection or report.

The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas 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 attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Wood, Concrete
Beam material: Solid wood
Floor structure above: Solid wood joists
Vapor barrier present: Yes

33) Conducive conditions The crawl space was very moist and damp. Evidence of prior water intrusion and or accumulation was found in one or more sections of the crawl space. For example, the soil was very wet under much of the vapor barrier along with sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the crawl space. Wood-destroying organisms and or dry-rot were seen in one or more areas of the crawl space and should be addressed asap.
Recommend contacting a qualified Mold/Moisture Mitigation Specialist asap for further evaluation.
Recommend that the client review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:
  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains
Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.
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There were many loose and in-properly attached waterlines, electrical wiring, propane gas line and drain lines throughout the entire crawl space. Recommend contacting a licensed plumber, licensed electrician and a qualified propane line installer for further evaluation and repairs.
 

34) Damage Fungal rot was found at one or more sill plates and/or joists. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.
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35) Conducive conditions Standing water and significant moisture was found at one or more locations in the crawl space. Water from crawl spaces can evaporate and enter the structure above causing high levels of moisture in the structure. This is a conducive condition for wood-destroying organisms. While a minor amount of seasonal water is commonly found in crawl spaces, significant amounts should not be present. Rain runoff is the most common cause of wet crawl spaces, but water can come from other sources such as groundwater or underground springs. Recommend that a qualified person correct any issues related to outside perimeter grading and/or roof drainage (see any other comments about this in this report). Also, review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. If standing water persists, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typically such repairs include:
  • Repairing, installing or improving underground footing and/or curtain drains
  • Applying waterproof coatings to foundation walls
  • Digging trenches in the crawl space to collect or divert water
  • Installing sump pumps

36) Conducive conditions Soil was in contact with or too close to wooden substructure components. Such close clearances limit access to the substructure and can prevent evaluation of some areas or components. Wood substructure components are likely to become moist from the soil close below. This is a conducive condition for wood-destroying organisms. Standard building practices require the following clearances to soil below:
  • 12 inches below beams
  • 18 inches below joists
  • 6 inches below support post bases
Recommend that a qualified person excavate soil as necessary to maintain the above clearances. Note that footings should not be undermined when soil is excavated. Where excavation is not practical, consider installing products such as borate-based Impel rods to prevent infestation and damage. For more information, visit:
http://www.reporthost.com/?IMPEL
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37) Conducive conditions Ventilation for the crawl space was substandard. There were no vents visible. This can result in high levels of 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 foundation contractor be contacted for further evaluation.
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No visible venting. Also you can see the hard board insulation that is attached to the foundation walls.
 

38) Post & pier supports in one or more areas appear to be slope/crooked and or not attached properly or may be sub-standard. If they fail or move for any reason this could cause structural damage. Recommend contacting a qualified contractor for further evaluation.
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39) One or more indoor crawl space 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.
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40) One or more support posts were not positively secured to the beam above. While this is common in older homes, current standards require positive connections between support posts and beams above for earthquake reinforcement. Recommend further evaluation by a qualified contractor & repair per standard building practices. For example, by installing metal plates, plywood gussets or dimensional lumber connecting posts and beams.
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41) No under-floor insulation was installed in the crawl space. Recommend that a qualified contractor 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.
After water and moisture issues are solved.
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42) Conducive conditions The vapor barrier in many areas of the crawl space was damaged, loose or askew, missing and/or substandard. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified person replace or repair the vapor barrier where necessary and per standard building practices.
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Basement
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

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.
Exterior door material: Sliding glass
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Concrete
Floor structure above: Solid wood joists, Engineered wood joists
Condition of insulation underneath floor above: Required repairs, replacement and/or evaluation (see comments below)
Insulation material underneath floor above: Fiberglass roll or batt, None visible

43) Subfloor insulation missing in basement. This could allow cold or warm air to enter the living space increasing heating and cooling costs. Recommend contacting a qualified contactor for further evaluation.
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44) One or more exterior doors were difficult to open or close and/or were sticking. Recommend that a qualified person repair as necessary.
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Roof
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Metal panel
Roof type: Gable, Flat or low slope, Shed
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)

45) One or more metal roof panels were loose, missing fasteners, had loose fasteners, were dented and/or damaged. Leaks have occur as a result.
Recommend contacting a qualified roofing contractor for full evaluation of the entire existing roof surface and make necessary repairs to avoid further water leaking and damage.
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46) Conducive conditions One or more roof flashings were lifting, substandard, loose and/or missing. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified roofing contractor be contacted for further evaluation and repair as necessary.
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Trim is separated from the siding allowing water to get in behind and cause water damage.
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There is a lot of missing eave edge metal and correct gable edge metal. This is causing water damage and dry-rot on the eave edges.
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Damaged and missing snow rakes/stops. Many exposed holes in the metal roofing. This will allow water to penetrate and cause damage. Recommend contacting a qualified roofing contractor for further evaluation and repair as necessary.
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There were NO pitch change flashings installed on any section of the roof. This could allow water to penetrate the decking and or cause water leaking into the attic space. Recommend contacting a qualified roofing contractor for further evaluation and or repair.
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47) Conducive conditions One or more rubber or neoprene pipe flashings were loose or lifting. Leaks can result from windblown rain. This is a conducive condition for wood-destroying organisms. Recommend that a qualified roofing contractor repair as necessary to prevent leaks. For example installing metal roof pipe jack flashing and sealing as necessary.
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48) Conducive conditions One or more gutters and/or downspouts were loose, incomplete, missing and/or damaged. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified rain gutter contractor be contacted to install and repair as necessary.
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49) Conducive conditions Flashings at the base of one or more chimneys were substandard. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified roofing contractor evaluate and repair as necessary.
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50) Conducive conditions Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
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51) Conducive conditions Significant 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.
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Attic and Roof Structure
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses
Ceiling structure: Trusses
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, Cellulose loose fill
Approximate attic insulation R value (may vary in areas): R-21
Vermiculite insulation present: None visible

52) Conducive conditions A lot of unidentified microbials, molds and or mildew were present in the attic space above the main section of the house. This is a possible health hazard. Along with the damage that wood destroying organ. can cause to the wooden roof decking and or roof trusses.
Recommend contacting a qualified Mold/Moisture Mitigation Specialist asap for further evaluation and mitigation.
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53) Many existing water stains on top of the foil vapor barrier throughout the attic over the main house area. This may be evidence that the roof is leaking in many areas and or trapped moisture may be dripping from NO attic ventilation. Recommend contacting a qualified roofing contractor.
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54) Had an alum. type vapor barrier on top of blown insulation & batts. Vapor barrier should be installed on the underneath side of the insulation. Recommend contacting a qualified insulation contractor for further evaluation.
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55) Conducive conditions One or more sections of the roof structure appeared to have substandard ventilation, soffit or lower vents were missing and/or ridge or upper 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.
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There were roof vent cut outs in the roof decking, but no roof vents were installed.
 

56) The roof structure, or one or more sections of it, had no visible venting. 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 install vents per standard building practices.
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57) 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.

58) 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

Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of automatic opener(s): Required repair, replacement and/or evaluation (see comments below)
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable, Required repair or evaluation (see comments below)

59) One or more gaps and/or areas with missing or substandard surface materials were found in the attached garage walls or ceilings. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified contractor be contacted for further evaluation and make repairs per standard building practices. For example, by patching openings or holes, firestopping holes or gaps with fire-resistant caulking, and/or installing fire-resistant wall covering (e.g. Type X drywall). For more information, visit:
http://www.reporthost.com/?AGFR
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60) One or more automatic vehicle door openers were malfunctioning. Recommend that a qualified contractor evaluate and repair or replace opener(s) as necessary.

61) Uneven step into the house from the garage, this may be a trip hazard and could cause injuries. Recommend further evaluation by a qualified contractor.
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Electric
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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: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Primary service type: Underground
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: Not determined (components inaccessible or obscured)
Main disconnect rating (amps): 200
System ground: Concrete encased electrode
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Bedroom
Location of main service panel #B: Garage, Ext west side
Ground fault circuit interrupter (GFCI) protection present: No, In garage.
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: No, recommend install

62) MANY open wire splices were exposed in the attic, house, garage, crawl space and basement and were not contained in a covered junction box. These are a potential shock and or fire hazard. Many loose hanging electrical wires and not properly supported or attached in the basement, crawl space, garage and attic. There is much sub-standard electrical work throughout the house & garage that needs repairing and or correcting.
Recommend that a Licensed Electrician be contacted asap to evaluate the entire electrical system and make repairs as per standard building practices.
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All of the garage hanging light fixtures had open electrical splices outside of boxes.
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63) One or more receptacles were scorched. The wiring for these receptacles may be damaged due to overheating. Recommend that a qualified electrician replace such receptacles, evaluate related wiring and repair if necessary.
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64) One or more electric receptacles at the kitchen 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
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65) Panel(s) #A were located in a closet and/or a cabinet. This is not an approved location for electric panels. This appeared to be a movable cabinet. It may just require re-locating or moving the cabinet away from the service panel. If not, recommend that a qualified electrician move the panel(s) or make repairs per standard building practices.
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66) 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.
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67) One or more modern, 3-slot electric receptacles were 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.
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68) One or more smoke alarms were missing, damaged, or missing components. Smoke alarms should be replaced as necessary. For more information, visit:
http://www.reporthost.com/?SMKALRM
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69) Exposed electrical wiring, missing fixtures. This is a possible fire and shock hazard. Recommend contacting a Licensed Electrician for further evaluation and repairs.
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70) Loose conduit entering main metered electric/disconnect panel located on the west side of exterior garage wall. This could be a safety, shock hazard. Recommend a qualified contractor repair.
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71) Pole, transformer, conductors, the electric servicing the homes. The weatherhead at top of electrical conduit is missing. This will allow water to run down & accumulate in the conduit itself. Also the wire conductors themselves appear to be too short. Recommend contacting a Licensed Electrician for further evaluation and repair as necessary.
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72) 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. Also recommend that a Licensed Electrician installs proper electrical boxes, outlets and fixtures where needed.
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ALL or Most all the cover plates in the garage were missing.
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This is a 50 amp exterior outlet missing the proper cover plate.

73) The inspector was unable to open and evaluate panel(s) #A because the panel was located in a cabinet in a spare room or bed room and access was blocked. These panel(s) are excluded from this inspection. Recommend that repairs, modifications and/or cleanup should be made as necessary so panels can be opened and fully evaluated.
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74) One or more electric receptacles appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated or GFCI/AFCI protection may need to be reset to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
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75)   Main meter service/disconnect panel is located on west side of garage.
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Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Private well
Water pressure (psi): Not determined, Uninspected, access blocked.
Location of main water shut-off: Basement
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, PEX plastic, PVC plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe material: Plastic
Sump pump installed: Yes
Condition of sump pump: Required repairs, replacement and/or evaluation (see comments below)
Sewage ejector pump installed: None visible
Visible fuel storage systems: Below ground, propane tank
Location of main fuel shut-off valve: At propane tank

76) The gas meter was located where it was subject to damage from vehicles. This is a potential explosion and fire hazard. Recommend that a qualified contractor install a protective barrier per standard building practices.
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77) No readily accessible gas shut-off valve within 3 feet of the gas-fired furnace in the master bedroom was seen or found. This is a potential safety hazard when the appliance needs to be shut down quickly. If gas supply piping is obscured (e.g. inside cabinets or behind drawers), recommend that a qualified person evaluate further to determine if one is installed. If one is not installed, a qualified contractor should install one per standard building practices.

78) There were many plumbing issues and sub-standard installations throughout the entire system. This could cause a wild range of plumbing failures in the future.
Recommend contacting a Licensed Plumber to evaluate the entire plumbing system and make further recommendations and repairs as needed.

Low flow was found at one or more sinks, bathtubs and/or showers when multiple fixtures were operated at the same time. Water supply pipes may be clogged or corroded, filters may be clogged or need new cartridges, or fixtures may be clogged. Recommend that a qualified plumber evaluate and repair as necessary.

79) Insulation for one or more water supply pipes in the crawl space was . 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.
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80) No hose bibs 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).

81) No check valve was visible on the sump pump's discharge pipe. Check valves prevent water in the discharge pipe from flowing back down into the sump pit after the pump shuts off. While not every installation requires a check valve, they are recommended where the discharge pipe is long, the vertical discharge is more than 7-8 feet, or the sump pump has a small pit. Recommend that a qualified contractor install a check valve. For more information on sump pump installations, visit:
http://www.reporthost.com/?IASP
http://www.reporthost.com/?CVFSP

82) One or more copper water supply pipes had substandard support or were loose. Leaks can occur as a result. Copper supply pipes should have approved hangers every 6-8 feet. If hangers are in contact with the copper pipe, they should be made of a material that doesn't cause the pipes or hangers to corrode due to contact of dissimilar metals. Recommend that a qualified person install hangers or secure pipes per standard building practices.
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83) One or more plastic PEX water supply pipes had substandard support or were loose. Leaks can occur as a result. PEX supply pipes should have approved hangers every 32-36 inches when run horizontally. Special hangers that allow movement from expansion and that won't damage the soft plastic piping should be used. Recommend that a qualified person install hangers or secure pipes per standard building practices.
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84) One or more ABS or PVC plastic drain pipes had substandard support or were loose. Leaks can occur as a result. Such pipes should have hangers every 4 feet when run horizontally. Recommend that a qualified person install hangers or secure pipes per standard building practices.
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85) Either no pit liner was installed for the sump pump, or the liner was substandard or significantly deteriorated. Sediment can clog and damage the pump. A pit liner such as a plastic bucket or molded concrete should be installed. Typical dimensions are 18 inches in diameter and 2-3 feet deep. Recommend that a qualified person repair per standard building practices. For more information, visit:
http://www.reporthost.com/?IASP
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86) Steel piping for the gas service located outside was significantly corroded. Gas leaks can result. Recommend evaluation by a qualified contractor to determine if piping needs replacing. If not, then a qualified person should prep and paint lines as necessary with a rust-preventative paint. Very corroded pipes should be replaced by a qualified contractor.
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87) Based on visible components or information provided to the inspector, this property appeared to have a private sewage disposal (septic) 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

88) Based on visible equipment or information provided to the inspector, the water supply to this property appeared to be from a private well. Private well water supplies 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. The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible and accessible components are evaluated. Recommend the following:
  • That a qualified well contractor fully evaluate the well, including a pump/flow test
  • That the well water be tested per the client's concerns (coliforms, pH, contaminants, etc.)
  • Research the well's history (how/when constructed, how/when maintained or repaired, past performance, past health issues)
  • Document the current well capacity and water quality for future reference
For more information, visit:
http://www.reporthost.com/?WELL

89) 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

90) The inspector was unable to determine the output location for the sump pump's discharge pipe. Consult with the property owner or evaluate further to determine the location of the sump pump discharge pipe. Discharge pipes should terminate well away from foundations to soil sloping down and away so water doesn't accumulate around the foundation or in crawl spaces or basements. If it does terminate close to the foundation, recommend that a qualified person repair per standard building practices.
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Water Heater
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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, Required repair, replacement and/or evaluation (see comments below)
Type: Tank
Energy source: Electricity
Estimated age: ?
Capacity (in gallons): Not applicable, Not determined (label obscure or inaccessible)
Temperature-pressure relief valve installed: Yes
Location of water heater: Basement
Hot water temperature tested: No

91) 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.

92) Wiring for the water heater's power supply was exposed and subject to damage. Standard building practices call for non-metallic sheathed wiring to be protected with BX armored conduit to prevent damage. This is a potential safety hazard for shock. Recommend that a Licensed Electrician repair per standard building practices.
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93) TPR valve was not plumbed properly. This is a safety hazard and could cause someone to be burned if the TPR valve were to release. Recommend contacting a Licensed Plumber for repair and further evaluation of the water heater installation.
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94) The water heater located in crawl space had no earthquake straps, did not have flexible waterlines attached, TPR valve was not properly plumbed, it had exposed electrical wiring. Recommend contacting a Licensed Plumber for further evaluation and or repairs.
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95) The water heaters both in the basement and crawl space were installed in an unheated space on a concrete floor or slab and were not resting on an insulated pad. The bottom of the casing is likely to rust, and energy efficiency may be reduced. Recommend installing an insulated pad under the water heater.
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96) The estimated useful life for most water heaters is 8-12 years. The inspector was unable to determine the ages of the water heaters due to the manufacturer's label being obscured, no serial number being visible, or the serial number not clearly indicating the age. The client should be aware that these water heaters 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.
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Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Electric heaters, Gas fireplace or stove, Wood-burning fireplace or stove
General heating distribution type(s): One heat register in the living room ceiling connected to the fan on the fireplace/woodstove, individual room heaters
Last service date of primary heat source: Unknown
Condition of electric heaters (not forced air): Appeared serviceable
Electric heater type (not forced air): Baseboard
Condition of controls: Appeared serviceable

97) One or more ceiling fans were installed so the blades were less than 7 feet from the floor in the added on room near the living room area. This is a safety hazard. Recommend that a qualified contractor repair as necessary so blades are at least 7 feet off the floor (8 feet is better). For optimal air flow, ceiling fans should be installed at least 8-9 feet above the floor. If unable to repair so blades are at this height, then recommend removing the fan(s).

Fireplaces, Stoves, Chimneys and Flues
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of wood-burning fireplaces, stoves: Required repair, replacement and/or evaluation (see comments below)
Wood-burning fireplace type: Metal insert woodstove with masonary liner
Wood-burning stove type: Insert
Condition of gas-fired fireplaces or stoves: Required repair, replacement and/or evaluation (see comments below)
Gas fireplace or stove type: Metal pre-fab fireplace
Wood-burning chimney type: Metal

98) The wood stove insert's hearth was undersized. Embers may ignite combustible surfaces nearby. This is a fire hazard. Hearths for inserts should extend at least 18 inches to the front and sides. Recommend that a qualified contractor make repairs or modifications per standard building practices, if necessary. For example, by installing a non-flammable hearth pad, or by extending the existing hearth with non-flammable materials.
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Photo 98-1
 

99) One or more solid fuel-burning fireplaces or stoves were found at the property. 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 solid fuel-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
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Photo 99-1
 

100) Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances may need servicing annually or every few years. Consult with the property owner and/or a qualified specialist to determine if service is needed now. Any needed repairs noted in this report should be brought to the attention of the specialist when it's serviced. For more information visit:
http://www.reporthost.com/?ANGFINSP

101) The gas fireplace or stove was not fully evaluated because the pilot light was off and the propane gas was disconnected outside near the valve. The inspector only operates normal controls (e.g. on/off switch or thermostat) and does not light pilot lights or operate gas shut-off valves. Recommend that the client review all documentation for such gas appliances and familiarize themselves with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.

Also a separate gas shut off valve was not located near the fireplace in the master bedroom. This is a safety and fire hazard. Recommend contacting a qualified contractor for further evaluation and or repair.
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Photo 101-1
 

102) Firebricks lining the wood stove were cracked, broken or missing. Recommend that a qualified woodstove contractor replace firebricks as necessary or determine if replacement of the woodstove is necessary.
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Photo 102-1
 

103) The gasket for the wood stove door was deteriorated, damaged or missing. The door may leak and efficiency can be reduced. Recommend that a qualified contractor replace the gasket.
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Photo 103-1
 

Kitchen
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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, Required repair, replacement and/or evaluation (see comments below)
Condition of dishwasher: Appeared serviceable
Condition of ranges, cooktops and/or ovens: Appeared serviceable
Range, cooktop, oven type: Electric
Condition of refrigerator: N/A (none installed)
Condition of built-in microwave oven: Appeared serviceable

104) Electrical wiring for the under-sink food disposal was substandard. Non-metallic sheathed wiring was exposed and subject to damage. The wiring can be damaged by repeated bending or contact with sharp objects. BX-armored conduit should be installed to protect wiring, or a flexible appliance cable should be installed. This is a potential shock hazard. Recommend that a Licensed Electrician repair per standard building practices.
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105) 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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106) Recommend cleaning and sealing the grout at countertops now and in the future as necessary to prevent staining and to improve waterproofing.
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Photo 106-1
 

107) The sink had minor wear, blemishes or deterioration.
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Photo 107-1
 

Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Full bath, Master bath, first floor
Location #B: Full bath, first floor
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
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes

108) The inspector was unable to verify that the glass used in one or more windows and/or doors by the shower and/or spa at location(s) #A 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.
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109) The hot and/or cold water supply flow for the sink at location(s) #A was low or inoperable. Recommend that a licensed plumber further evaluate.
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Photo 109-1
 

110) Conducive conditions The bathroom with a shower or bathtub at location(s) #B didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers or bathtubs.
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Photo 110-1
 

111) The exhaust fan at location(s) #A was noisy or vibrated excessively. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified contractor clean, repair or replace fans as necessary.
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Photo 111-1
 

112) The bathtub at location(s) #A drained slowly. Recommend clearing drain and/or that a licensed plumber further evaluate.
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Photo 112-1
 

113) The clothes dryer exhaust duct was missing completely and venting directly into the crawl space. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Moisture can accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified contractor make permanent repairs as necessary. For more information, visit:
http://www.reporthost.com/?DRYER
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Photo 113-1
 

114) Did not operate the jetted tub in mst bathroom, had dirty water coming into the tub and the inspector did not want to run it through the jet/pump system. View tub picture above. Recommend that the client operate the jetted tub with clean water to insure proper functioning.
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Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Fiberglass or vinyl, Glass panel
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Multi-pane, Single-pane, Single-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Wood or wood products, Tile

115) The inspector was unable to verify that the glass used in one or more windows was approved safety glass where required. Window 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 but not limited to the following conditions:
  • Windows with a pane larger than 9 square feet, with a bottom edge closer than 18 inches to the floor and a top edge higher than 36 inches above the floor and within 36 inches, horizontally, of a walking surface
  • Windows that are both within a 24-inch arc of a door and within 60 inches of the floor
  • Glazing in walls enclosing stairway landings or within 5 feet of the bottom and top of stairways, where the bottom edge of the glass is less than 60 inches above the floor
Note that "art glass" (leaded, faceted, carved or decorative) may be an acceptable alternative for safety glass due to its visibility. Also, a 1 1/2-inch-wide protective bar on the accessible side of the glass, placed 34-38 inches above the floor, can serve as an acceptable substitute for safety glass. 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.
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Photo 115-1
 

116) One or more interior doors were missing. Recommend that a qualified person replace or repair doors as necessary.

Missing from piece above mst be closet door.
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Photo 116-1
 

117) Floors in one or more areas were not level. This can be caused by foundation settlement or movement of the foundation, posts and/or beams. Significant repairs may be needed to make floors level. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.
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118) Some interior door hardware (locksets) were inoperable. Recommend that a qualified person repair or replace as necessary.
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Photo 118-1
 

119) One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.
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Photo 119-1
 

120) One entry door is an interior hollow core door and the other is just an installed storm door. They are not insulated exterior entry doors. They could allow cold or warm air into this room, although this is not a heated room. These doors lead into the addition attached to the living room wall. Recommend contacting a qualified contractor for further evaluation.
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Photo 120-1
 

121) Ceiling register is hanging loose. Have a qualified person re-attach.
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Photo 121-1
 

122) One or more sliding glass doors were difficult to open or close. Recommend that a qualified person maintain, repair or replace door(s) as necessary. Often, cleaning the track and applying a lubricant will help.
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Photo 122-1
This is the mst bd sgd.
 

123) The lock mechanisms on one or more sliding glass doors were inoperable. Recommend that a qualified person repair as necessary.
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Photo 123-1
 

124) One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.

The garage entry door into the house wouldn't latch or was difficult to latch.
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Photo 124-1
Spare room with the electric service panel.
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Photo 124-2
Closet door behind front entry door.

125) 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.
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Photo 125-1
 

126) Tile, stone and/or grout in the flooring in one or more areas was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. If in a wet area, water can damage the sub-floor. Recommend that a qualified contractor repair as necessary.
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127) 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
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Photo 127-1
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128) Recommend cleaning and sealing grout in tile or stone flooring now and in the future as necessary to prevent staining and to improve waterproofing.
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Photo 128-1
 

129) Screens were missing from many windows. These windows may not provide ventilation during months when insects are active.
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Photo 129-1
 


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Photo X-1
Propane gas valve for the clothes dryer located in the hall laundry closet. Propane was disconnected at the time of the inspection.
 

Scope of the Inspection:

The scope of the inspection is strictly limited as set forth in the Pre-Inspection Agreement. The parties understand and agree BEFORE any inspection takes place that the inspection will be of readily accessible areas of the building to be inspected and is limited to visual observations of apparent conditions existing at the time of the inspection only. Latent and concealed defects and deficiencies, including but not limited to, basement flooring, basement seepage and roof leakage, inaccessible attic spaces do to a verity of reasons, are Excluded from the inspection. The parties agree in advance that the American Society of Home Inspectors (ASHI) Standards of Practice, most current edition, shall define the standard duty and the conditions, limitations, and exclusions of the inspection and are incorporated by reference herein. Refer to the signed Pre-Inspection Agreement for further limitations, exclusions and liabilities.

You are encouraged to read the entire report, not just summery sections. The whole and complete report is all pertinent information in the inspection. Please read and carefully consider all the information comprised in the Final Report.

I sincerely hope that the information in this report is useful and helpful to you, in giving a more in depth awareness of the current condition of the property that has just been inspected.

Again, Thank-You for choosing HHI-Hews Home Inspection, its been a pleasure serving you.