1) Porch covers appear serviceable. The final definition of condition is deferred to the Pest Inspection Report.
Cost estimate: Consult Pest Inspection.

2) Driveway and walks appeared serviceable.
Cost estimate: N/A.

3) The decks and railings were sound and appeared well-maintained.
Cost estimate: N/A.

4) Scenes from the grounds.
Cost estimate: N/A.

5) 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.
Cost estimate: TBD, minor.

6) 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.
Cost estimate: TBD, minor.

7) Crawl spaces were accessible on the eastern end.
Cost estimate: N/A.

8) Concrete pier and post assemblies appeared sound. No signs of deterioration were observable on the framing members and foundation walls showed no signs of efflorescence or moisture damage. Insulation appeared intact and correctly installed.The graded soil appeared dry.
Cost estimate: N/A.

9) The unfinished basement components appeared serviceable.
Cost estimate: N/A.

10) Minor moss development and leaf litter accumulation were observed.
Cost estimate: TBD, minor.

11) Roof traversal was limited; pitch and slippery concrete tiles posed a fall hazard. Concrete tiles, flashings, and vents appeared serviceable.
Cost estimate: N/A.

12) Rake tiles, flashings, gutters, downspouts, extensions, and fascias appeared serviceable.
Cost estimate: N/A.

13) The attic access hatch had no weatherstripping. Weatherstripping should be installed around hatches or doors as necessary to prevent heated interior air from entering the attic and insulation fibers from infiltrating the living space.

For more information, visit:

https://www.reporthost.com/?ATTACC

Cost estimate: TBD; minor, comment.

14) Attics were correctly insulated. Gable end and open soffit venting appeared adequate for air circulation.
Cost estimate: N/A.

16) The pull-down attic stairs installed in the attached garage ceiling had no visible fire-resistance rating. Current standard building practices call for wooden-framed ceilings that divide the house and garage to have a fire-resistance rating. Installing pull-down attic stairs intended for interior spaces compromises the ceiling's fire resistance. Recommend that a qualified person repair as necessary to restore the ceiling's fire resistance. For example, by modifying, replacing or removing the stairs. Note that commercially made, fire-resistance-rated stairs are available. For more information, visit:
http://www.reporthost.com/?FIREATTSTR
Cost estimate: N/A.

17) All garage components visible appeared serviceable.
Cost estimate: N/A.

18) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source of nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA.

For more information, visit:

http://www.reporthost.com/?SMKALRMLS

Cost estimate: $30.00 each device (battery).

19) One or more device covers installed outside were broken. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.
Cost estimate: TBD, minor.

20) Smoke alarms were missing . Additional smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM

21) Carbon monoxide alarms were missing . This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed in the vicinity of each sleeping area, on each level and in accordance with the manufacturer's recommendations. Recommend installing additional carbon monoxide alarms per these standards. For more information, visit:
http://www.reporthost.com/?COALRM

22) Electrical Main and sub panels appeared accurately legend labeled.
Cost estimate: N/A.

23) All wet locations were correctly GFCI protected.
Cost estimate: N/A.

24) Electrical devices operated normally. Some familiarity is required to operate certain fixtures.
Cost estimate: N/A.

25) Water supply and drain lines appeared serviceable throughout.
Cost estimate: N/A.

26) Waste lines appeared intact and correctly supported.
Cost estimate: N/A.

28) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be 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.
Cost estimate: $700.00 - $800.00 replaced.

29) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be at 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.
Cost estimate: TBD $.

30) The various Condensing units and furnaces appeared serviceable, however, periodic serving will prolong their service lives. Records of service/inspection should be acquired from the owner.
Cost estimate: N/A.

31) Some ducting insulation was loose fitting. Recommend re-attachment.
Cost estimate: TBD, minor.

32) The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be at 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.
Cost estimate: TBD $.

33) A whole-house fan was installed. These fans provide cooling for interior spaces by blowing hot interior air up into the attic and out through attic vents, and by drawing cooler air in from the outside through open windows. They are intended to operate only when the outside temperature is cooler than the inside. Multiple windows should be opened to equal or exceed 3 times the area of the fan opening. If air conditioning is installed it should not be operated while the whole house fan is operated. These fans do not dehumidify. They may be noisy during operation.

In some cases, additional attic venting is required for whole house fans to allow blown air to exit the attic. Attic vents should be kept clear at all times. Inadequate attic venting may result in attic air blowing through ceiling penetrations such as lights, or down through wall framing. It's beyond the scope of a home inspection to determine if attic venting is adequate. If concerned, review the fan's documentation and/or consult with a qualified contractor.

Be aware of safety issues related to whole house fans. Injury can occur if people come in contact with fan blades or belts. Louvers should always be open and the area above the fan should be unobstructed during operation, otherwise, the fan may overheat and pose a fire hazard. Items should never be stored on top of the fan. Negative interior air pressure can cause gas-fired appliances such as water heaters and clothes dryers to backdraft, or cause flame rollout or pilot lights to blow out. Carbon monoxide and/or fire hazards may result. Children should never be allowed to operate whole house fans.

Whole house fans should be shut down during cooler months when not needed. This includes installing an insulated cover over the fan and turning the power off to the fan.

The client should be aware that some routine maintenance is required for whole-house fans such as lubrication and tightening or replacing belts cleaning. Consult with a heating and cooling specialist on this. Note also that motors and other components have a limited lifespan.

For more information visit:
http://www.reporthost.com/?WHFAN
Cost estimate: N/A.

34) Ceiling fans operated normally. The Master fan controller was not found.
Cost estimate: N/A.

35) Registers and returns appeared serviceable.
Cost estimate: N/A.

36) Gas-fueled, free-standing stove appeared serviceable and well maintained.
Cost estimate: N/A.

37) Insert gas stove appeared serviceable.
Cost estimate: N/A.

38) Kitchen surfaces, fixtures, appliances, and devices appeared well maintained and operated normally.
Cost estimate: N/A.

39) Bathroom surfaces, fixtures, devices, and accessories appeared serviceable and well maintained.
Cost estimate: N/A.

40) The laundry room surfaces, fixtures, devices, and hookups appeared serviceable.
Cost estimate: N/A; Comment.

41) One Skylight (western unit of the upstairs landing pair, above main entry) showed signs of seal breach in the form of condensation between bubbled panes. The image does not capture the defect unless enlarged.
Cost estimate: TBD $.

42) One or more windows that were designed to open and close were difficult to operate. Minor tuning (cleaning and lubricating) will restore function. Recommend that a qualified person repair windows as necessary so they open and close easily.
Cost estimate: TBD, minor.

43) The exterior doors generally operated normally. Minor weather stripping replacement and hinge tightening will restore normal function and weather tightness.
Cost estimate: TBD; minor, comment.

44) The staging of the residence accented interior surfaces. The Interior of the home appeared well-maintained throughout. A sequence of photos is in the order of inspection.
Cost estimate: N/A.

45) Interior doors operated normally.
Cost estimate: N/A.