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Inspect-All Home Inspection


421 Derstine Ave 
Lansdale PA 19446-3534
Inspector: Chris Eslinger

 

Summary

Client(s):  sample report
Property address:  123 anywhere st
pennsylvania
Inspection date:  Saturday, July 09, 2016

This report published on Friday, March 10, 2017 8:13:06 AM EST

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.

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


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

Grounds
2 - Fungal rot was found in decking boards at one or more decks or porches. Conducive conditions for this such as wood-soil contact should be corrected. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.
Cost estimate: $ 7000
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Photo 2-1
holes is deck from rot whole deck needs new decking
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Photo 2-2
more deck rot

3 - The roof surface material on one or more deck, patio or porch covers was at or beyond its service life. Recommend that a qualified contractor replace roof surfaces as necessary.
Cost estimate: $ 1200

4 - Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.
Cost estimate: $ 400

5 - One or more drains at stair bases appeared to be clogged. Water may accumulate as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person evaluate and clean, repair or replace as necessary.
Cost estimate: $ 450
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Photo 5-1
 

Exterior and Foundation
6 - Some sections of siding and/or trim were loose. Recommend that a qualified person repair, replace or install siding or trim as necessary.
Cost estimate: $ 200
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Photo 6-1
siding is pulling away from house
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Photo 6-2
flashing is missing and there is exposed wood and is allowing water to come into the house
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Photo 6-3
siding is coming off of soffit
 

7 - Flashing at one or more locations was loose. Leaks can occur as a result. Recommend that a qualified person repair, replace or install flashing as necessary, and per standard building practices.

8 - One or more exhaust duct end caps were missing. Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and can pose a fire hazard. Recommend that a qualified person repair or replace caps as necessary.
Cost estimate: $ 50
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Photo 8-1
dryer vent missing cap birds and bees can nest in the dryer vent should be fixed
 

9 - 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.
Cost estimate: $ 100
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Photo 9-1
hole in foundation where the gas pipe goes through should be filled to prevent wild life and water from entering the house.
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Photo 9-2
hole in foundation where cable wires enter the building should be filled to prevent wildlife and water from entering the house

10 - 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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Photo 10-1
vegetation in contact with roof brings bugs and moisture to the house reducing the lifespan of the roof and siding
 

11 - Trees were in contact with or were close to the building at one or more locations. Damage to the building can occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.
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Photo 11-1
tree too close to house limbs are touching roof recommend removal
 

12 - The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
Cost estimate: $ 200
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Photo 12-1
paint is flaking off exterior wood around the house paint will extend the life of the wood and prevent rot
 

Basement
13 - Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains or rust at support post bases, efflorescence on the foundation, etc. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the basement. Recommend reviewing any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement 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 basements include:Ideally, water should not enter basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.

Roof
14 - The roof surface was significantly deteriorated and appeared to be at or beyond its service life. It needs replacing now. This is a conducive condition for wood-destroying organisms. Consult with a qualified contractor to determine replacement options. Note that some structural repairs are often needed after old roof surfaces are removed and the structure becomes fully visible. Related roofing components such as flashings and vents should be replaced or installed as needed and per standard building practices.
Cost estimate: $ 12000
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Photo 14-1
roof has moss growing it in multiple locations and is beyond its life recommend new roof
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Photo 14-2
cracked shingles throughout roofing system

15 - Composition shingles were installed on a slope with less than 3/12 (3 inches rise for every 12 inches run). Such low-slope shingle installations are prone to leaks due to the slow rate at which water runs off the shingles. Roof decking can also be prone to sagging, and the roof structure may have a reduced load capacity for snow. Most shingle manufacturers won't warranty shingles if installed on a roof with a slope less than 3/12. Consult with a qualified contractor regarding this and monitor these roof area(s) and interior spaces below for leaks in the future. Ideally, or if leaks occur, recommend that a qualified contractor repair per standard building practices. Such repairs may involve installing a new roof surface approved for low slopes.

16 - Water damage and/or evidence of past leaks was found at one or more skylights. Consult with the property owner to determine if leaks have occurred, or if repairs have been made. Recommend that a qualified contractor evaluate and repair as necessary.

17 - Extensions such as splash blocks or drain pipes for one or more downspouts were missing. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
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Photo 17-1
recommend extension on all gutter downspouts to prevent excessive wear of the roof.
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Photo 17-2
clogged gutter downspout should be cleaned and maintain to promote good water management.

18 - Many composition shingles were cracked and/or damaged. 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.

19 - One or more roofing nails weren't fully seated and shingles were lifting or nail heads were protruding through shingle surfaces. The nails may have loosened, or were not pounded in fully when installed. Shingles are likely to be wind damaged, and 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.

20 - 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.

21 - 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.

22 - 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:
http://www.reporthost.com/?MOSS
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Photo 22-1
more moss growth
 

23 - Nail heads were exposed at one or more shingles. More than just a few exposed nail heads may indicate a substandard roof installation. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks.

Attic and Roof Structure
24 - One or more sections of the roof structure appeared to have substandard ventilation, soffit or lower 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.

25 - 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.

26 - The attic fan is inoperable seek qualified electrician to repair
Cost estimate: $ 500

Electric
27 - Substandard wiring was found at the attic. For example, loose wiring and/or missing or broken cover plates. This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.
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Photo 27-1
open junction boxes are a safety hazard there are also overloaded juction boxes throughout the house
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Photo 27-2
over loaded junction box seek qualified electrician for repair
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Photo 27-3
loose wires not fastened are a safety hazard
 

28 - One or more sections of outdoor wiring were exposed and subject to damage. This is a potential shock hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing conduit, re-routing wires or replacing wiring.
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Photo 28-1
outdoor live wires not in conduit. all outdoor electrical wires should be encased in conduit to prevent damage and possible injury.
 

29 - One or more standard exterior electric receptacles were being used for appliances or systems that were constantly in use. This is a safety hazard for shock since water can reach receptacle slots. Recommend that a qualified person install "while in use" receptacle covers as necessary. For more information, visit:
http://www.reporthost.com/?INUSECVR
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Photo 29-1
outdoor gfi inoperable. this is a safety hazard and should be addressed by a qualified electrician
 

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

31 - One or more receptacles were broken or damaged. This is a potential shock or fire hazard. Recommend that a qualified electrician replace such receptacles as necessary.
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Photo 31-1
loose outlets throughout the house are a safety concern and may cause sparking and electrocution seek qualified electrician for repairs.
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Photo 31-2
owner specified that the above switch sparks when operated seek electrician to evaluate

32 - One or more slots where circuit breakers are normally installed were open in panel(s) #A. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.
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Photo 32-1
open slots in main electrical panel need to be filled with covers to prevent electricution
 

33 - 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.
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Photo 33-1
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Photo 33-2
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Photo 33-3
 

34 - One or more exterior receptacle covers were broken. This is a potential shock hazard. Recommend that a qualified person replace covers where necessary.

35 - The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM
http://www.reporthost.com/?COALRM

36 - No cover on sub panel B
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Photo 36-1
sub-panel is overloaded should seek electrician to evaluate
 

37 - the electrical repairs are too many to try to put an estimated cost on could be in the thousands

38 - One or more wall switches were broken or damaged. Recommend that a qualified electrician replace wall switches as necessary.

39 - One or more light fixtures were loose and/or substandard. Recommend that a qualified electrician repair or replace light fixtures as necessary.
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Photo 39-1
 

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

41 - The service drop wires were in contact with trees or vegetation. This can result in damage to wiring insulation or broken wires during high winds. Recommend pruning trees or vegetation as necessary. The utility company may prune trees at no charge.
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Photo 41-1
electric service is going through the trees, the branches should all be trimmed to prevent damage to main service wire.
 

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

43 - One or more switches were taped so that they're inoperable. Consult with the property owner regarding this. If necessary, recommend that a qualified electrician repair.
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Photo 43-1
 

Plumbing / Fuel Systems
45 - Water pressure was below 40 pounds per square inch (PSI), but the flow appeared to be adequate. 40-80 PSI is considered the normal range for water pressure in a home. The inspector performed a "functional flow test" during the inspection, where multiple fixtures were run simultaneously and checked for significantly decreased flow. For example, the shower flow did not decrease significantly when the toilet was flushed. However, this is not a guarantee that the client will find the pressure and flow to be adequate. If the client does find the flow to be inadequate, they should have a qualified plumber evaluate and repair as necessary. Installing a pressure-boosting system is one possible solution. For information on these systems, visit:
http://www.reporthost.com/?LPRESSURE

46 - Low flow was found at one or more 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.

47 - One or more hose bibs appeared to be inoperable. No water flowed from the bib(s) when turned on. This may be due to a shut-off valve being turned off. Note that the inspector does not operate shut-off valves. Recommend consulting with the property owner about inoperable hose bibs, and if necessary have a qualified plumber make repairs.

48 - water supply pipes should be evaluated by a qualified plumber much work has been done in order to patch problems and may have caused low water flow problems in the process.

49 - The main water shut-off valve handle was missing or damaged. It is especially important to be able to reliably operate the main water shut-off valve in an emergency, such as when a supply pipe bursts. Recommend that a qualified plumber repair as necessary.

50 - One or more plastic PVC or CPVC water supply pipes had substandard support or were loose. Leaks may occur as a result. PVC and CPVC supply pipes should have supports every 4 feet. 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 supports or secure pipes per standard building practices.

51 - Significant corrosion or rust was found at one or more water supply valves. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber repair as necessary. For example, by replacing valves or fittings.

52 - 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

53 - 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:For more information, visit:
http://www.reporthost.com/?WELL

Water Heater
54 - The temperature-pressure relief valve drain line was too short. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. Recommend that a qualified plumber repair per standard building practices. For example, by extending the drain line to within 6 inches of the floor, or routing it to drain outside. For more information, visit:
http://www.reporthost.com/?TPRVALVE
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Photo 54-1
tpr valves should be extended to 6 inches off the floor to prevent injury in case of pressure blowoff
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Photo 54-2
tpr valve should extend to 6 inches off the floor to prevent injury in case of blowoff

Heating, Ventilation and Air Condition (HVAC)
55 - No drain line was installed for the boiler's temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the boiler when the valve opens. Recommend that a qualified heating contractor or plumber install a drain line per standard building practices.
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Photo 55-1
 

56 - The barometric draft damper for the furnace was inoperable. This may result in improper drafting and is a potential safety hazard. Recommend that a qualified heating contractor evaluate and repair as necessary.

57 - The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be near 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.

58 - The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be near 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.

59 - The last service date of the forced air heating/cooling system 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 service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.

60 - Insulation on the heat pump or air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.
 
Fireplaces, Stoves, Chimneys and Flues
62 - One or more fireplace dampers were inoperable. Recommend that a qualified contractor repair or replace dampers as necessary.
 
Kitchen
64 - 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 qualified contractor repair per standard building practices.

65 - Water damage was found in shelving or cabinets below the sink. 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.

66 - The kitchen sink drain pipe used an S-trap rather than a P-trap, or no P-trap was visible. Siphons and sudden flows of water in S-Traps can drain all the water out of the trap, leaving it dry. Sewer gases can then enter living areas. Recommend that a qualified plumber repair per standard building practices.
 
Bathrooms, Laundry and Sinks
68 - The water supply flow for the bathtub shower and sink at location(s) #E was low or inoperable. Recommend that a qualified plumber evaluate and repair as necessary.

69 - The 3rd floor bathroom is basically unusable need to consult with plumber to have repaired in order to be used
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Photo 69-1
3rd floor sink not hooked up
 

70 - The toilet at location(s) #A 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.

71 - The water supply flow for the shower at location(s) #E was low or inoperable. Recommend that a qualified plumber evaluate and repair as necessary.

72 - Trap in bathroom B corroded needs repair
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Photo 72-1
 

73 - The bathroom with a shower or bathtub at location(s) #E 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 73-1
 

74 - The sink at location(s) #A and C drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.

75 - Gaps, no caulk, or substandard caulking were found between the bathtub and the walls at location(s) #C. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.

76 - The bathtub at location(s) #A and C drained slowly. Recommend clearing drain and/or that a qualified plumber repair if necessary.

Interior, Doors and Windows
77 - One or more sections of ceilings were sagging. This can be caused by different things (e.g. loose drywall or plaster, floor or ceiling joists sagging, floor or ceiling joists installed with the crown down). Recommend that a qualified contractor evaluate and repair as necessary.

78 - Stains and elevated levels of moisture were found in one or more ceiling areas. The stains appear to be due to an active roof and/or plumbing leak. Recommend that a qualified contractor evaluate and repair as necessary.
Photo
Photo 78-1
water damaged drywall
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Photo 78-2
water damage on 3rd floor

79 - Some exterior door hardware, including latches were loose. Recommend that a qualified person repair or replace as necessary.

80 - Crank handles at many windows were missing, stripped, loose and/or broken. Recommend that a qualified person replace handles or make repairs as necessary.

81 - 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.

82 - Screens were missing from many windows. These windows may not provide ventilation during months when insects are active.

Wood Destroying Organism Findings
83 - Evidence of past infestation of termites was found at location(s) #A in the form of wood damage consistent with termites. Recommend the following:
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Photo 83-1
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Photo 83-2

84 - Evidence of active infestation of wood wasps was found at location(s) #A in the form of live insects with . Recommend the following: