1)  Evidence of rodent infestation was found in the form of feces, urine stains and/or damaged insulation in the attic and/or crawl space. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
https://www.reporthost.com/?SEALUP
https://www.reporthost.com/?TRAPUP
https://www.reporthost.com/?CLEANUP

2)  Hardware for one or more decks, balconies or porches such as joist hangers were significantly corroded. Corroded hardware is more likely to fail prematurely, and is a potential safety hazard. Recommend that a qualified contractor replace significantly corroded hardware as necessary.

3)  Guardrails at one or more locations with drop-offs higher than 30 inches were damaged and/or missing components, and pose a fall hazard. Recommend that a qualified person repair guardrails as necessary.

4)  Fungal rot was found in support posts at one or more decks or porches. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.

5)  Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.

6)  The driveway sloped down towards the garage or house. Based on observations made during the inspection, significant amounts of water appear to have accumulated around building foundations in buildings as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary. For example, by installing drain(s) or removing and installing new pavement.

7)  The driveway was undermined in one or more areas, where soil has eroded out from beneath. Recommend that a qualified person repair as necessary to prevent further erosion and undermining.

8)  The asphalt driveway surface was worn and is prone to developing cracks from water penetration. Recommend that a qualified person reseal the driveway. For more information, visit:
https://www.reporthost.com/?RAD

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

10)  Fungal rot was found in one or more logs. For example, at butt ends of logs and/or on up-facing log surfaces. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be removed or replaced.

11)  Some sections of siding and/or trim were deteriorated and/or loose. Recommend that a qualified person repair, replace or install siding or trim as necessary.

12)  Cracks, deterioration and/or damage were found in one or more areas of the exterior stucco finish. In damp climates, moisture may enter cracks or damaged areas and further deteriorate the stucco. Also the wall behind the stucco may become damaged from moisture. Note that areas behind the stucco are inaccessible and excluded from this inspection. Recommend that a qualified contractor repair or replace stucco as necessary.

13)  Gaps between logs or between logs and chinking were found, or deteriorated chinking was found in one or more areas. Some log homes use milled logs that fit tightly together and are designed so as to not require chinking ("chinkless"). Others do require chinking and possibly "backer rods" between logs for a tight seal. Regardless of the type, when gaps are present repairs should be made to prevent air, moisture and insect infiltration from outside. Typically this is done by applying chinking, which can be synthetic or mortar-based. Recommend that a qualified person apply chinking where necessary. For more information, visit:
https://www.reporthost.com/?LOGCHNK

14)  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.

15)  One or more holes or gaps were found in or below the foundation. Vermin may enter the building substructure as a result. Recommend that a qualified person repair as necessary.

16)  The transition between one or more decks and the log exterior was substandard. Various techniques are normally used to prevent water intrusion and retention at such locations, including the use of flashing or brackets to separate the deck from the exterior. Without such measures, water can be retained between the deck and logs resulting in high moisture levels. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor knowledgeable in log home construction repair per standard building practices. For more information, visit:
https://www.reporthost.com/?LOGDECK

17)  The finish on the log exterior was worn, faded or thinning, or mold/mildew was present on logs. The logs can be damaged by moisture. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person prep and refinish the log exterior. Logs should first be cleaned of dirt, grease, mold and mildew with an appropriate cleaner and pressure washer. It is good practice to then apply a preservative (typically borate-based) to prevent rot and insect infestation, before applying the final finish. Ideally the same brand of finish should be applied to minimize problems from incompatible finish products. For more information, visit:
https://www.reporthost.com/?LOGFNSH
https://www.reporthost.com/?LOGMT

18)  Trees were in contact with or were close to the building at one or more locations. Damage to the building may occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.

19)  Fungal rot was found at one or more sill plates and/or wall sheeting. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.

20)  No vapor barrier was installed in the crawl space. This is a conducive condition for wood-destroying organisms due to the likelihood of water evaporating from the soil below up into the structure. 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 contractor install a vapor barrier per standard building practices.

21)  Under-floor insulation was missing in many areas. This may result in reduced energy efficiency. Recommend that a qualified contractor repair or replace insulation as necessary. Consider having all insulation replaced.

22)  The roof surface appeared to be near the end of its service life and will likely need replacing in the near future even if repairs are made now. Recommend discussing replacement options with a qualified contractor, and budgeting for a replacement roof surface in the near future.

23)  Some composition shingles were cracked. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.

Ridge cap

24)  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.

25)  Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
https://www.reporthost.com/?MOSS

26)  Ceiling insulation was significantly damaged or deteriorated, apparently by rodents. This may result in reduced energy efficiency and may produce unpleasant odors. For energy efficiency and sanitary reasons, recommend that a qualified contractor replace all ceiling insulation.

27)  The garage floor and driveway are leaking and causing water damage and wood rot. Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced. Note that this may require significant repairs.

28)  Some sections of siding and/or trim were deteriorated, damaged and/or rotten. Recommend that a qualified person repair, replace or install siding or trim as necessary.

29)  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.

30)  The electric service to this property appeared to be rated at substantially less than 200 amps and may be inadequate. Depending on the client's needs, recommend consulting with a qualified electrician about upgrading to a 200 amp service. Note that the electric service's rating is based on the lowest rating for the meter base, the service conductors, the main service panel and the main disconnect switch. One or more of these components may need replacing to upgrade.

31)  One or more light fixtures/ceiling fans were inoperable (didn't turn on when nearby switches were operated). Recommend that a qualified electrician evaluate and repair or replace fixtures as necessary.

32)  Bulbs in one or more light fixtures were missing or broken. These light fixtures couldn't be fully evaluated. If replacement bulbs are inoperable, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.

33)  One or more leaks were found in drain and/or waste pipes or fittings. A qualified plumber should evaluate and repair as necessary.

36)  The last service date of the gas or oil-fired forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit:
https://www.reporthost.com/?ANFURINSP

37)  The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

38)  The air handler's primary condensate drain line was missing. Significant amounts of water can be produced by this system. Recommend repairing as necessary so condensate water drains well away from the foundation. For example, by installing a line outside.

39)  One or more heating or cooling air supply registers were missing. The air flow cannot be controlled as a result. Recommend installing registers where missing.

1st floor bathroom,

40)  Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).

41)  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:
https://www.reporthost.com/?ANGFINSP

42)  The glass front on the gas fireplace had a hazy film. This is typically a mineral residue left from water vapor as the gas burns. It may be possible to clean this fogging by removing the glass from the fireplace and using a gas appliance ceramic glass cleaner, available through gas fireplace and stove distributors and installers. Ammonia-based products, such as common glass cleaners, should not be used since they can cause damage or etching to the glass, or make the haze permanent. It may be possible for a homeowner to remove the glass for cleaning, if the instructions for the fireplace are available and if the homeowner is experienced in such repairs. Consult with a qualified specialist for more information, or to have them do the cleaning.

43)  The cooktop downdraft exhaust fan was damaged, fan would not retract. Recommend that a qualified person repair as necessary.

44)  Gaps, no caulk, or substandard caulking were found between countertops and backsplashes and/or around the sink. Water may penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing caulk.

45)  Many cabinet door handles or drawer pulls were missing. Where operation is difficult, recommend installing handles and/or pulls.

46)  Water was leaking at the sink faucet base or handles. Recommend that a qualified plumber repair as necessary.

Downstairs sink,

47)  The dishwasher wasn't securely attached to the counter or cabinets. Fasteners were missing and/or substandard. Recommend that a qualified person install fasteners per standard building practices.

49)  The toilet at location(s) #B was loose where it attached to the floor. Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

50)  Pedestal sink, at location(s) #A was loose. Recommend repairing or replacing as necessary.

51)  The bathroom with a shower or bathtub at location(s) #A and 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.

52)  Water damage was found in shelving or cabinet components below one or more sinks at location(s) #B. Recommend that a qualified contractor repair as necessary after any plumbing leaks have been repaired. If moisture is present then concealed areas should be dried thoroughly.

53)  The toilet tank was cracked or broken at location(s) #A. Recommend that a qualified plumber replace toilet(s) or components as necessary. Where cracks have resulted in leaks, additional repairs due to water damage may be needed.

was loose

54)  One or more leaks were found at the toilet at location(s) #D. A qualified plumber should repair as necessary.

55)  The shower head at location(s) #B was leaking. Recommend that a qualified person repair as necessary.

56)  The laundry room didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified contractor install an exhaust fan per standard building practices.

57)  Tile, stone and/or grout in the flooring at location(s) #B was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the sub-floor as a result. Recommend that a qualified contractor repair as necessary.

58)  Tile, caulk and/or grout in the shower enclosure at location(s) #A and B were deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water may leak through gaps and damage the wall or floor structure as a result. Recommend that a qualified contractor repair as necessary. Note that the condition of the structure behind and below the shower enclosure is unknown due to it being concealed.

59)  The sink drain stopper mechanism at location(s) #B was inoperable. Recommend that a qualified person repair or replace as necessary.

60)  Caulk around the base of the toilet at location(s) #B was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.

61)  Rubber water supply hoses were installed at the clothes washer. These hoses are prone to bursting when deteriorated, which can result in flooding and significant water damage. Recommend upgrading to braided, stainless steel hoses.

62)  The seal between multi-pane glass in one or more sliding glass doors appeared to have failed based on condensation or stains between the panes of glass. Recommend that a qualified contractor evaluate and replace glass where necessary.

Be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Glass doors or windows other than those that the inspector identified may also have failed seals and need glass replaced too.

63)  Fungal rot was found at one or more exterior door jambs. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.

64)  One or more exterior doors were sticking. Recommend that a qualified person repair as necessary.

65)  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.

66)  Crank handles at some windows were missing and/or loose. Recommend that a qualified person replace handles or make repairs as necessary.

67)  One or more walls were cracked and/or had substandard repairs. Recommend that a qualified person repair as necessary.

Master bedroom, downstairs bathroom

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

69)  Evidence of active infestation of carpenter ants was found at location(s) #A and B in the form of live insects with visible wood damage. Recommend the following:

• Correct any conducive conditions for wood-destroying organisms mentioned in this report.
• Consult with the property owner about any history of infestation.
• Have a state-licensed pest control operator evaluate further and treat as necessary.