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Justin Murcia

http://www.inspectahome.net
justin@inspectahome.net
(818) 263-5447
PO Box 57548 
Los Angeles, CA. 90057

Summary

Client(s):  John and Jane Doe
Property address:  1234 Sample Report Dr.
Somewhere, AA. 900265
Inspection date:  Monday, March 9, 2009

This report published on Tuesday, March 17, 2020 1:43:39 PM PDT

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 risk of injury or death
Concern typeMajor defectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor defectCorrection only involves 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) Structures built prior to the mid 1980s may contain lead and/or asbestos. There are possible asbestos at the water heater exhaust pipe and at the Wall heater exhaust pipe. 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.epa.gov
http://www.cpsc.gov
http://www.cdc.gov

Grounds
2) Guardrails at one or more locations with drop-offs higher than 30 inches had gaps that were too large at the front porch. This poses a safety hazard for children (e.g. falling, getting stuck in railing). Guardrails should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. Recommend that a qualified contractor repair or replace guardrails per standard building practices.
3) Handrails at one or more flights of stairs were missing. 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 and per standard building practices.
4) The front yard retaining wall does not appear to have weep holes and/ or drainage system installed. A drainage system is recommend to resist against hydro-static pressure build-up behind the wall. The inspector recommends an evaluation by qualified contractor and that all necessary repairs be completed.
5) Significant cracks, deterioration, leaning and/or bowing were found in one or more retaining walls. Recommend that a qualified contractor evaluate and repair or replace sections as necessary. Note that some retaining walls, based on their height or size, may require evaluation by a structural engineer.
6) The rear concrete block wall has some damage present. The inspector recommends that a qualified contractor repair this area.
7) Significant amounts of standing water or evidence of past accumulated water were found at one or more locations in the yard or landscaped areas, and no drain was visible at front right corner and rear patio area. If evidence of past water was found (e.g. silt accumulation or staining), monitor these areas in the future during periods of heavy rain. If standing water exists, recommend that a qualified person repair as necessary. For example, installing one or more drains, or grading soil.
8) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
9) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.

Exterior and Foundation
10) One or more isolated footings or sections of footings or foundations were undermined. Soil has either eroded out from underneath or has been excavated too close to these areas at unit #723. Standard building practices typically require undisturbed soil to extend at least a foot horizontally out from the edge of footings and then slope down no more steeply than 45 degrees. Otherwise soil can collapse from beneath the footing(s). Recommend that a qualified contractor or engineer evaluate and determine what repairs if any should be made. If repairs are needed, a qualified contractor should make them.
11) Poor lower termination
Stucco covering exterior walls of the home was poorly terminated at the bottom edge. Proper termination would include flashing (weep screed). This condition is not uncommon.
You should consult with a qualified stucco contractor concerning the seriousness of the problem and the need and cost for any additional work.

Inadequate clearance from grade
Stucco covering exterior walls of the home had inadequate clearance from grade. Stucco should terminate a minimum of 4 inches above grade.
You should consult with a qualified stucco contractor concerning the seriousness of the problem and the need and cost for any additional work.
12) The exterior box at unit electrical sub-panel has exposed wood, with conducive conditions for moisture intrusion. Previous wood rot is present. Recommend a qualified contractor evaluate and repair as necessary.
13) 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.
14) One or more planters were attached to the building exterior. This can result in high levels of moisture at the building exterior near planters. It is a conducive condition for wood-destroying organisms. Recommend removing planters, or repairing so there is a gap of at least 2 inches between planters and the building exterior for better airflow and to allow building exteriors to dry quickly.
15) There is exposed framing members at some areas around the exterior of the home. Recommend a qualified contractor repair such areas to prevent moisture intrusion to wall cavities.
16) Caulk was missing in some areas. For example, at wall penetrations. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf
17) The inspector was unable to verify that anchor bolts or hold downs were installed connecting the structure to the foundation. Such devices can be obscured by sill plates, insulation, or other components. Foundation ties in the form of anchor bolts became common in the 1970s, and hold downs have become common in more recent years. The client may wish to have a qualified contractor evaluate further and install such seismic reinforcement if missing. Note that determining the number, spacing and/or adequacy of foundation ties is beyond the scope of this inspection.

Crawl Space
18) There is a brick foundation at unit that appears to be leaning and/ or settling in some areas. There is deterioration/ cracking present at the areas with poured concrete. The foundation has been patch/ surfaced with a thin layer of cement/ mortar. Some interior areas have an un-level floor surface. The inspector recommends a full evaluation, by a foundation contractor or structural engineer, of the entire foundation and all necessary repairs be completed
19) Evidence of prior water intrusion or accumulation was found in one or more sections of the crawl space. For example, 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. 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.
20) There was substandard framing noticed at the crawlspace incorrect installation at girder and incorrect support at girder. Recommend a qualified contractor evaluate and repair as necessary.
21) There are previous moisture stains present on some of the framing members in the crawlspace. Recommend a qualified contractor replace framing members or the buyer may wish to monitor these areas for future leaks.
22) No insulation was installed under the floor above the crawl space. Recommend that a qualified person 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.
23) 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 that a qualified contractor repair per standard building practices. For example, by installing metal plates, plywood gussets or dimensional lumber connecting posts and beams.
24) Soil contact; crawspace location.
Untreated wood framing in the crawlspace was in direct contact with soil. If wood moisture levels should rise to approximately 20% moisture content or greater, this wood will decay (rot).
The Inspector recommends that action be taken to provide proper clearance.
25) Cellulose material such as scrap wood was found in the crawl space. This is a conducive condition for wood-destroying organisms. Recommend removing all cellulose-based debris or stored items.
26) There appears to be a previous wood destroying insect dirt tube present inside the crawlspace area. No active wood destroying insects were present at the time of the inspection. The buyer may wish to consult with a pest control company for a wood destroying insect inspection and a preventive maintenance plan.

Roof
27) There appears to be some roof sagging of the framing members at the eaves/ overhangs. The inspector recommends that a qualified contractor evaluate these areas and make the necessary repairs.
28) One or more gutters had a substandard slope so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when debris such as leaves or needles hs accumulated in them. Rainwater can come in contact with the building exterior or accumulate around the foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary. For example, by correcting the slope in gutters or installing additional downspouts and extensions.
29) Fungal rot or significant water damage was found at one or more roof areas at fascia boards. Recommend that a qualified contractor repair as necessary. For example, by replacing all rotten wood, priming and painting new wood and installing flashing.
30) Many composition shingles were cracked, broken, damaged, and deteriorated. 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.
31) Kick-out flashing was missing at one or more locations. Such flashing should be located at the bottom of slopes where roof surfaces intersect with exterior walls above. It directs rainwater away from exterior walls and into gutters so that rainwater is less likely to run down the front surfaces of siding or flow behind siding. Recommend that a qualified contractor install kickout flashings where missing and per standard building practices.
32) One or more roof flashings were substandard, damaged with exposed roof decking at the perimeter drip edge flashing. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
33) One or more downspouts or elbows were loose or detached. Rainwater can come in contact with the building exterior or accumulate around the foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
34) One or more gutters were loose/ 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 person repair as necessary.
35) One or more roof flashings were substandard at the old chimney, daylight was observed in attic space. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
36) Sealant was used at one or more roof penetrations (e.g. pipes, vents, chimneys) rather than flashing and some cracking was present. Sealant is not required for most roof penetrations when installations of such items are done professionally and per standard building practices. The presence of sealant suggests that work was performed by someone who was not a qualified contractor. The sealant will be a maintenance issue in the future since it must be renewed periodically. Recommend that a qualified contractor repair where necessary and per standard building practices. For example, by removing sealant and installing flashing.
37) One or more roof flashings were lifting, substandard, or missing. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
38) There is an old antennae pole at the roof surface that is not in use and can be removed. The flashing does not appear to be sealed correctly and may allow moisture intrusion into the attic space. Recommend a qualified contractor repair as necessary.
39) 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.
40) 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
41) The roof structure was substandard when compared with current building standards. For example, rafters were over-spanned, and rafter support was substandard, no purlin support was present. This may result in the roof structure spreading or sagging. The inspector recommends that a qualified contractor evaluate and repair all areas as necessary.
42) No ceiling insulation was installed in the attic space. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices (typically with an R rating of R-38).
43) What appeared to be past water stains were visible on the roof structure at one or more locations in the attic space. However, no elevated levels of moisture were found at these stains during the inspection. The stains may have been caused by a past leak. Recommend asking the property owner about past leaks. Monitor these areas in the future, especially after heavy rains to determine if active leaks exist. If leaks are found, recommend that a qualified contractor evaluate and repair as necessary.

Electric
44) One or more electric receptacles (outlets) 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.cpsc.gov/cpscpub/pubs/099.pdf
45) The service mast was bent, loose. The inspector recommends that a qualified electrician evaluate and replace the mast or make repairs as necessary.
46) No arc fault circuit interrupter (AFCI) breakers were installed for bedroom circuits. These are relatively new devices, and reduce the risk of fire by protecting against overheated or arcing receptacles (outlets) or light fixtures. Consult with a qualified electrician about upgrading circuits to AFCI protection per standard building practices. For more information, visit:
http://www.google.com/search?q=arc+fault+circuit+interrupter
47) One or more electric receptacles (outlets) and/or the boxes in which they were installed were loose and/or not securely anchored, rear bedroom. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
48) One or more cover plates for switches, receptacles (outlets) 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.
49) 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.
50) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring.

It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware of this safety hazard, both for existing fixtures and when planning to upgrade with newer fixtures. Consult with a qualified electrician for repairs as necessary.
51) Few receptacles (outlets) were installed in one or more areas by modern standards. This can result in "octopus" wiring with extension cords, which is a fire hazard. Consult with a qualified electrician about upgrading circuits with additional receptacles per standard building practices.
52) The legend for circuit breakers or fuses in panel(s) main panel 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.
53) The legend for circuit breakers or fuses in panel(s) sub-panel, laundry room 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.

Plumbing / Fuel Systems
54) There is no seismic automatic shut-off valve present at the gas meter. The inspector recommends consulting with a licensed plumber to install proper seismic shut-off valve.
55) The water supply pressure was greater than 80 pounds per square inch (PSI). Pressures above 80 PSI may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are likely to burst with higher pressures. 40-80 PSI is considered the normal range for water pressure in a home, and most plumbers recommend 50-60 PSI . Typically, the pressure cannot be regulated at the water meter. Recommend that a qualified plumber evaluate and make modifications to reduce the pressure to below 80 PSI . Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted, repaired or replaced as necessary to maintain lower pressures. Note that installing a pressure reducing valve creates a "closed system," which may require installing an expansion tank at the water heater if one is not already installed.
56) One or more leaks were found in water supply pipes or fittings. A qualified plumber should evaluate and repair as necessary.
57) Significant corrosion was found in some water supply pipes or fittings. Leaks can occur as a result. Recommend that a qualified plumber evaluate and replace components as necessary.
58) The cast iron plumbing vent did not have support strapping and did not terminate at least 6 inches above the roof surface in the attic space. Recommend repair by a qualified contractor.
59) 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.
60) Some or all of the water supply pipes were made of galvanized steel. Based on the age of this structure and the 40-60 year useful life of this piping, it will likely need replacing in the future. Leaks can develop, flooding and/or water damage may occur, flow can be restricted due to scale accumulating inside the piping, and water may be rusty. Note that it is beyond the scope of this inspection to determine what percentage of the piping is older, galvanized steel, as much of it is concealed in wall, floor and/or ceiling cavities. Recommend the following:
  • That a qualified plumber evaluate to better understand or estimate the remaining life
  • Consulting with a qualified plumber about replacement options and costs
  • Budget for replacement in the future
  • Monitor these pipes for leaks and decreased flow in the future
  • Consider replacing old, galvanized steel piping proactively
For more information, visit:
http://www.google.com/search?q=old+galvanized+pipes
61) The gas meter was in contact with or too close to the soil below and is likely to rust as a result. Gas meters should be located 10 inches or more above the soil below. Soil should be graded or removed as necessary.

Water Heater
62) The water heater's earthquake straps or struts were substandard. For example, they may allow significant movement or use substandard fasteners. 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 repair or replace existing earthquake reinforcement per standard building practices.
63) The temperature-pressure relief valve drain line was capped or blocked. This is a potential safety hazard due to the risk of explosion from restricted flow. A qualified plumber should repair per standard building practices. For more information, visit: http://www.reporthost.com/_docs/TPvalve.pdf
64) Significant corrosion or rust was found at the supply pipes or fittings. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and replace components or make repairs as necessary.
65) Significant corrosion or rust was found on the water heater tank casing. This is an indication that the water heater is near or at the end of its service life. At a minimum, monitor this water heater and budget for a replacement in the near future. Consider replacing the water heater now before any leaks occur. Significant flooding can occur if the water heater does fail.
66) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond this age and/or its useful lifespan and may need replacing at any time. 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 fails. 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.
67) A water heater was installed over a finished living space or in an area where leaking can cause damage, and there was no catch pan and no drain was installed. Consider having a qualified contractor install a catch pan and drain to prevent water damage if the water heater develops a leak. Note that installing a drain may be difficult or impossible depending on the location of the water heater.

Heating, Ventilation and Air Condition (HVAC) 1
68) Based on the location and the visible venting, the furnace had a substandard source of combustion and/or dilution air. All gas and oil-fired appliances require adequate air for combustion, dilution and ventilation. This is a potential safety hazard and may result in combustion fumes entering living spaces. Recommend that a qualified HVAC contractor evaluate and repair per standard building practices
69) One or more flexible gas supply connectors were routed through a metal cabinet. Solid iron pipe should be used where gas supply lines are routed through holes in metal cabinets. Continued vibration from this equipment may cause the edge of the metal cabinet to wear through the flexible connector, resulting in gas leaks. This is an explosion and/or fire hazard. Recommend that a qualified contractor repair per standard building practices.
70) The estimated useful life for most heat pumps and air conditioning condensing units is 15-20 years. This unit 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.
71) Supply air from the air conditioning or heat pump cooling system was not cool enough. It should be 14-20 degrees Fahrenheit cooler than at the return duct(s) or current room temperature. This may be caused by refrigerant loss, dirty coils, a failing compressor, an over-sized fan, or a deficient return-air system. Recommend that a qualified HVAC contractor evaluate and repair as necessary.
72) There is no fire-blocking material at the furnace closet ceiling. Fire-blocking material is recommended to maintain a proper fire separation between the closet and attic space. Recommend a qualified contractor evaluate and repair as necessary.
73) A high-efficiency furnace, or air conditioning equipment was installed in an attic space and no catch pan was installed. These systems produce condensation which is normally eliminated via a primary drain line. However, condensate water can leak if the primary drain line clogs. A catch pan should be installed below the air handler, with an auxiliary drain line or float switch that will turn off the system if water accumulates in the catch pan. Recommend that a qualified HVAC contractor install a catch pan and auxiliary drain line or float switch per standard building practices.
74) One or more heating or cooling ducts were crushed, damaged. This can result in reduced energy efficiency. Recommend that qualified HVAC contractor repair or replace ducts or components as necessary.
75) One or more sections of type B or L vent metal flue pipe were too close to combustible materials and/or insulation. This type of vent requires a minimum of 1 inch clearance to such materials. This is a fire hazard. Recommend that a qualified person repair as necessary. For example, by moving insulation, moving the flue pipe, installing a shield or making modifications to surrounding structures.
76) The exterior condenser unit electrical panel had inadequate working space. This is a safety hazard when opening or working in panels. Electric panels should have the following clearances:
An open area 30 inches wide by 3 feet deep in front of the panel.
The inspector recommends that a qualified contractor repair this area.
77) The exterior condenser unit electrical panel conduit was loose/ unsecured within twelve inches of the panel box. The inspector recommends that a qualified contractor repair this area.
78) The air filter for one or more heating and/or cooling systems were damaged. Unfiltered air can enter the return air supply and reduce indoor air quality. Recommend that a qualified person repair as necessary.
79) 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.
80) The cooling fins at the heat pump or air conditioning condensing unit were damaged. Energy efficiency can be reduced as a result. Recommend that a qualified person repair fins as necessary.
81) The pad for the heat pump or air conditioning condensing unit was not level. This unit requires adequate support. The compressor may be damaged if this unit is tilted 10 degrees or more. Also, the pad should elevate the unit above the soil to prevent corrosion. Recommend that a qualified person repair as necessary.
82) 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.

Fireplaces, Stoves, Chimneys and Flues
83) A significant amount of creosote or burning by-products (ash, soot, etc.) was visible in one or more chimneys. This is a potential fire hazard and a sign that chimney system maintenance has been deferred. The client should be aware that the type and quality of wood burned, and the moisture content of the wood, will affect the rate at which burning by-products accumulate in the chimney. When wood-burning devices are used regularly, they should be cleaned annually at a minimum. A qualified contractor should evaluate, clean, and repair if necessary.
84) Possible asbestos
The wall heater and water heater exhaust flue pipe appeared to contain a material which has a high probability of containing asbestos.
In its friable form (in which fibers may be released into the air and inhaled) asbestos is a known carcinogen and a cause of asbestosis. Confirming the presence of asbestos requires testing by a qualified laboratory.
Consider consulting with a qualified contractor about importance of the presence of this material.
85) No spark screen or rain cap was installed at one or more chimney flue terminations. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing.
86) One or more sections of type B or L vent metal flue pipe were too close to combustible materials and/or insulation at the water heater. This type of vent requires a minimum of 1 inch clearance to such materials. This is a fire hazard. Recommend that a qualified person repair as necessary. For example, by moving insulation, moving the flue pipe, installing a shield or making modifications to surrounding structures.
87) The brick chimney was moderately deteriorated. For example, loose or missing mortar, cracked, broken, loose or spalled bricks. Loose bricks can pose a safety hazard, and deteriorated masonry can allow water to infiltrate the the chimney structure and cause further damage. Recommend that a qualified contractor repair as necessary.

Kitchen
88) The range could tip forward. An anti-tip bracket may not be installed at both units. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit:
http://www.google.com/search?q=range+anti-tip+bracket
89) No high loop or air gap was visible for the dishwasher drain. A high loop is created by routing the drain line up to the bottom surface of the counter top above and securely fastening it to that surface. An air gap is a device that makes the drain line non-continuous. Both of these prevent waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have these devices built in. The client should try to determine if these devices are built in to this brand and model of dishwasher (e.g. review installation instructions). If not, or if this cannot be determined, then recommend that a qualified contractor install a high loop and air gap per standard building practices.
90) The under-sink food disposal was inoperable, jammed. The inspector recommends that a qualified contractor repair or replace as necessary.
91) 2 cooktop burner(s) were inoperable. The inspector recommends that a qualified person repair as necessary.
92) The digital display on the microwave oven was damaged. The inspector recommends that a qualified person repair as necessary.
93) Countertops and/or backsplashes were damaged or deteriorated. The inspector recommends that a qualified person repair as necessary.
94) Substandard repairs were found at the sink drain (e.g. tape, sealant, non-standard components). The inspector recommends that a qualified person repair as necessary.
95) The under-sink food disposal's splash guard was damaged. The inspector recommends that a qualified person repair as necessary.
96) The sink sprayer was inoperable. Recommend that a qualified person repair or replace as necessary.
97) Gaps, no caulk, or substandard caulking were found between countertops and backsplashes. Water may penetrate these areas and cause damage.The inspector recommends that a qualified person repair as necessary. For example, by installing caulk.
98) Water was leaking at the sink faucet base or handles. The inspector recommends that a qualified person repair as necessary.
99) One or more sink drains were leaking with corrosion present. A qualified plumber should repair as necessary.
100) The dishwasher wasn't securely attached to the counter or cabinets. Fasteners were substandard. The inspector recommends that a qualified person install fasteners per standard building practices.

Bathrooms, Laundry and Sinks
101) No ground fault circuit interrupter (GFCI) protection device was visible for the electric supply to the jetted bathtub. If no GFCI protection exists, then this is a safety hazard due to the risk of shock. The inspector recommends that a qualified electrician evaluate and install GFCI protection if none is installed.
102) The clothes dryer's flexible exhaust duct was routed through a wall, building substructure or attic. This type of duct is easily damaged, prone to clogging and not suitable for this purpose. Clothes dryers may overheat. This is a potential fire hazard. It is acceptable for a short length of corrugated, semi-rigid metal duct (not accordion flex-duct) be used between the dryer and the wall or floor fitting, but duct runs through walls, building substructures and attics should be made of rigid metal, and wrapped in R-4 insulation if routed through an unheated space. The inspector recommends that a qualified person replace ducting per standard building practices.
103) Flooring at the base of the toilet at location(s) #B was stained, discolored. The inspector recommends that a qualified contractor evaluate and repair as necessary. For example, by removing the toilet, making repairs to the subfloor if necessary, replacing flooring if necessary, and installing a new wax ring when the toilet is reinstalled.
104) The toilet at location(s) #A was loose where it attached to the floor. Leaks can occur. Flooring, the subfloor or areas below may get damaged. Sewer gases can enter living spaces. The inspector recommends 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.
105) The shower head at location(s) #master bathroom was leaking while in operation. The inspector recommends that a qualified person repair as necessary.
106) The hot and cold water supplies appeared to be reversed at the sink at location(s) #D. Normally, cold water is controlled by the right faucet handle and hot by the left. For mixing faucets, cold is supplied with the handle to the right and hot when when the handle is to the left, or as indicated by the faucet's markings. At a minimum this is an inconvenience, but it can also result in accidental scalding. The inspector recommends that a qualified plumber repair as necessary.
107) The sink drain pipe at location(s) #A 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. The inspector recommends that a qualified plumber repair per standard building practices.
108) The hot and cold water supplies appeared to be reversed at the bathtub at location(s) #D. Normally, cold water is controlled by the right faucet handle and hot by the left. For mixing faucets, cold is supplied with the handle to the right and hot when the handle is to the left, or as indicated by the faucet's markings. At a minimum this is an inconvenience, but it can also result in accidental scalding. The inspector recommends that a qualified plumber repair as necessary.
109) Water leaked from gaps at the shower door and the weather stripping is damaged; at location(s) #D when the shower was operated. The inspector recommends that a qualified person repair as necessary.
110) One or more handles controlling water flow to the shower at location(s) #A, B were loose, leaking. The inspector recommends that a qualified person repair or replace handles as necessary.
111) A significant amount of water came out of the bathtub spout when the shower at location(s) #C was turned on. The diverter valve is likely defective, or may be encrusted with mineral deposits. Water will be wasted as a result. The inspector recommends that a qualified plumber repair or replace components as necessary.
112) The exhaust fan at location(s) #D was inoperable. Moisture may accumulate and result in mold, bacteria or fungal growth. The inspector recommends that a qualified person clean, repair or replace fans as necessary.
113) The bathtub at location(s) #A was worn, blemished or deteriorated. The inspector recommends repair by a qualified contractor.
114) The bathtub drain stopper mechanism at location(s) #hall bathroom was missing. The inspector recommends that a qualified person repair or replace as necessary.
115) Gaps, no caulk, or substandard caulking were found between countertops and backsplashes at location(s) #C. Water can penetrate these areas and cause damage. The inspector recommends that a qualified person repair as necessary. For example, by installing or replacing caulk.
116) Water was leaking at the sink faucet base or handles at location(s) #B. The inspector recommends that a qualified plumber repair as necessary.
117) One or more sink drains were leaking at location(s) #B. The inspector recommends that a qualified person should repair as necessary.
118) Ribbed, flexible drain pipe was used at the sink at location(s) #D. This type of drain pipe accumulates debris more easily than smooth wall pipe and is likely to clog. The inspector recommends that a qualified plumber replace flexible piping with standard plumbing components (smooth wall pipe) to prevent clogged drains.
119) The sink drain stopper mechanism at location(s) #A was missing. The inspector recommends that a qualified person repair or replace as necessary.
120) Gaps, no caulk, or substandard caulking were found between the bathtub and the walls at location(s) #C, D. Water may penetrate these areas and cause damage. the inspector recommends that a qualified person re-caulk or install caulking as necessary.
121) The bathtub drain stopper mechanism at location(s) #D was inoperable. The inspector recommends that a qualified person repair or replace as necessary.
122) Tile and/or grout in the shower enclosure at location(s) #D were deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the wall structure as a result. The inspector recommends that a qualified contractor repair as necessary.
123) The bathtub at location(s) #B drained slowly. The inspector recommends clearing drain and/or that a qualified plumber repair if necessary.

Interior, Doors and Windows
124) The inspector was unable to verify that the glass used in one or more exterior doors/ front door was approved safety glass. 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 swinging and sliding doors except where "art glass," jalousie windows or glazing smaller than a 3-inch opening is used. 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.
125) The inspector was unable to verify that the glass used in one or more windows was approved safety glass where required at front door. 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.
126) A door swung outward over one or more sets of stairs, and either no landing was installed, or the landing didn't extend at least 20 inches beyond the outermost swing area of the door. This a safety hazard since someone standing on the stairs can fall or be pushed backwards if the door is opened. Recommend that a qualified contractor repair per standard building practices.
127) 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.
128) Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
129) One or more exterior doors were un-level at the front door. Recommend that a qualified person repair as necessary.
130) One or more windows that were designed to open and close were difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
131) The weather-stripping was missing from several windows recommend a qualified contractor repair as necessary.
132) Some interior door hardware (door jamb, strike plates) were missing at the rear bedroom closet and laundry room. Recommend that a qualified person repair or replace as necessary.
133) Weatherstripping around one or more exterior doors was missing front door. Water may enter the building, or energy efficiency may be reduced. Recommend that a qualified person repair or replace weatherstripping as necessary.