Summary

3) Fences were damaged or deteriorated in some areas. A qualified person should repair or replace sections as necessary.

4) Flashing was missing where wood fence sections contacted wood siding. This can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Recommend a qualified person install flashing where missing.

5) One or more fence gates were damaged. A qualified person should repair as necessary.

8) Caulk was missing at siding butt joints and/or at wall penetrations. A qualified person should repair or replace as necessary. For more information, visit:
http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf

9) Rot or water damage was found at one or more sections of siding, trim and/or rafter tails. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

10) Some sections of siding and/or trim were damaged and/or loose. A qualified person should evaluate and repair, replace or install as necessary.

11) The exterior finish in some areas was failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.

13) Some roof flashings were missing, damaged and/or substandard. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

14) Flashings at the base of one or more chimneys were deteriorated and/or substandard. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

See Condition #103

15) The roof structure needed repair in one or more areas due to the following conditions: substandard construction. A qualified contractor should evaluate and repair as necessary, and as per standard building practices.

16) Some gutters and/or downspouts were loose. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair as necessary.

17) No insulation was installed at the attic access hatch. Recommend installing insulation at hatch for better energy efficiency. For more information, visit:
http://www.reporthost.com/_docs/atticaccess.pdf

19) Panel at the HVAC unit of #4 was corroded. This is a safety hazard for shock and/or fire. A qualified electrician should evaluate and repair as necessary.

20) Some conduit sections and/or fittings were separated. This is a potential safety hazard for shock or fire. A qualified person should evaluate and repair as necessary.

21) One or more electric receptacles and/or the boxes they are installed in were loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.

22) One or more cover plates used at the building exterior were not safe for exterior use or wet locations due to the following conditions: deterioration. This is a potential safety hazard for fire or shock. A qualified electrician should evaluate and repair as necessary.

23) One or more screws were missing from the dead front to panel #A and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.

24) Smoke detectors were missing from bedrooms. Additional smoke detectors should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, in each bedroom, and one each level of the building. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

25) Smoke detectors were missing batteries in the following locations: hallways leading to bedrooms. A qualified person should replace smoke detectors or make repairs as necessary. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/5077.html

26) One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf

27) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for 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 this article: NFPA urges replacing home smoke alarms after 10 years.

28) One or more lamp covers were missing and should be replaced as necessary.

29) Electric panel(s) at location #D (unit #3) were not opened and fully evaluated due to the following conditions: no access to interior of unit. Recommend that repairs, modifications and/or cleanup be performed as necessary so panels can be opened and fully evaluated.

Evaluated 4/20/2018

32) One or more flexible gas supply connectors were routed through a metal cabinet. Standard building practices require that solid iron pipe 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 a safety hazard. A qualified heating and cooling contractor should evaluate and make repairs and/or modifications as necessary.

33) One or more outside faucets were missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the building. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079

34) The handles at one or more outside faucets were missing. A qualified person should repair or replace as necessary.

35) Water supply lines were routed outside and are subject to freezing. Pipe wrap or foam sleeves are inexpensive and easily installed. Recommend insulating pipes as necessary to prevent pipes from freezing and bursting.

36) The water heater did not have seismic straps or struts installed. This is a potential safety hazard. Leaks may also occur in water supply pipes. A qualified person should install seismic straps or struts as necessary and as per standard building practices.

NOTE: The body of the water heater was obscured by an insulation blanket. There were no straps visible.

37) The water heater enclosure door or hardware was damaged. Recommend that a qualified person evaluate and repair or replace as necessary.

38) The following conditions were found in the burner chamber: rust. A qualified contractor should evaluate and repair if/as necessary.

40) The water heater did not have seismic straps or struts installed. This is a potential safety hazard. Leaks may also occur in water supply pipes. A qualified person should install seismic straps or struts as necessary and as per standard building practices.

NOTE: The body of the water heater was obscured by an insulation blanket. There were no straps visible.

41) The water heater enclosure door or hardware was damaged. Recommend that a qualified person evaluate and repair or replace as necessary.

Screen missing

42) The following conditions were found in the burner chamber: rust. A qualified contractor should evaluate and repair if/as necessary.

44) The water heater did not have seismic straps or struts installed. This is a potential safety hazard. Leaks may also occur in water supply pipes. A qualified person should install seismic straps or struts as necessary and as per standard building practices.

NOTE: The body of the water heater was obscured by an insulation blanket. There were no straps visible.

45) 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. A qualified plumber should extend the drain line to 6 inches from the floor, or route it so as to drain outside.

NOTE: drain line present, not attached.

46) The water heater enclosure door or hardware was damaged. Recommend that a qualified person evaluate and repair or replace as necessary.

47) The estimated useful life for most water heaters is 8 to 12 years. The inspector was unable to determine the age of the water heater due to the manufacturer's label being obscured, no serial number being visible, or the serial number not clearly indicating the age. The client should be aware that this water heater may be near, at, or beyond its useful life and may need replacing at any time. Recommend attempting to determine the water heater's age, and budgeting for a replacement if necessary.

49) The water heater did not have seismic straps or struts installed. This is a potential safety hazard. Leaks may also occur in water supply pipes. A qualified person should install seismic straps or struts as necessary and as per standard building practices.

NOTE: The body of the water heater was obscured by an insulation blanket. There were no straps visible.

50) The inner flame shield for the water heater combustion chamber was missing. This is a potential fire hazard. A qualified person should repair or replace as necessary.

51) The following conditions were found in the burner chamber: rust. A qualified contractor should evaluate and repair if/as necessary.

53) The water heater did not have seismic straps or struts installed. This is a potential safety hazard. Leaks may also occur in water supply pipes. A qualified person should install seismic straps or struts as necessary and as per standard building practices.

NOTE: The body of the water heater was obscured by an insulation blanket. There were no straps visible.

54) The temperature control knob was missing. A qualified person should repair as necessary.

55) The following conditions were found in the burner chamber: rust and/or deterioration. A qualified contractor should evaluate and repair if/as necessary.

57) Filters should be checked monthly and maintained as necessary in the future.

58) Filters should be checked monthly and maintained as necessary in the future.

59) This heating system was not fully evaluated because the following condition(s) existed for the furnace: electricity supply turned off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate shut-off valves, pilot lights or overcurrent protection devices, or any controls other than "normal controls".

60) The trap in the air handler's condensate drain line was missing. Standard building practices require a U-shaped trap to be installed to prevent cool air from escaping from the drain line. A qualified contractor should evaluate and repair as necessary.

61) This cooling or heat pump system was not fully evaluated because the electricity supply was turned off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate or replace overcurrent protection devices, or operate any controls other than "normal controls".

62) Filters should be checked monthly and maintained as necessary in the future.

63) This heating system was not fully evaluated because the following condition(s) existed for the furnace: no access to controls. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate shut-off valves, pilot lights or overcurrent protection devices, or any controls other than "normal controls".

Evaluated 4/20/2018

64) The condensate drain line terminated on the roof surface. This can lead to granule loss and premature failure of the roof covering. A qualified contractor should evaluate and repair as necessary, and as per standard building practices.

65) This cooling or heat pump system was not fully evaluated because the no access to controls. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate or replace overcurrent protection devices, or operate any controls other than "normal controls".

Evaluated 4/20/2018

66) Filters should be checked monthly and maintained as necessary in the future.

67) The estimated useful life for most forced air furnaces is 15 to 20 years. The inspector was unable to determine the age of the furnace. The client should be aware that this furnace may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the furnace's age (ask property owner or service technician), and budgeting for a replacement if necessary.

NOTE: data plaque illegible

68) The trap in the air handler's condensate drain line was missing. Standard building practices require a U-shaped trap to be installed to prevent cool air from escaping from the drain line. A qualified contractor should evaluate and repair as necessary.

69) The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. The inspector was unable to determine the age of this system. The client should be aware that it may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the age (ask property owner or service technician), and budgeting for a replacement if necessary.

70) One or more refractory panels (the 1 inch thick fireproof panels lining the fireplace walls) at location #A, B and D are significantly damaged and need replacing. A qualified contractor should evaluate and replace refractory panels where necessary. Typically this is when cracks exceed 1/4 inch in width, where surface pitting becomes extensive and deeper than 3/16 inch, or where any piece of the refractory larger than 2 inches in radius and 3/16 inch deep has become dislodged.

71) Because of the flue, wood stove or fireplace configuration, the inspector was unable to determine if flue(s) at location # A, B and C had significant amounts of accumulated creosote. Recommend that a qualified contractor inspect, and clean and repair if necessary.

72) The damper at location #D was missing. A qualified contractor should evaluate and repair as necessary.

73) The handle to the damper at location #D was missing. A qualified person should evaluate and repair as necessary.

74) The rain cap for the chimney flue at location #C was deteriorated. They prevent the following:

• Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
• Rainwater entering flues and causing damage to masonry from freeze-thaw cycles

A qualified person should install or replace rain caps, or make repairs where necessary.

76) The oven door handle was loose. A qualified person should repair as necessary.

77) The range can tip forward, and no anti-tip bracket appeared to be installed. This is a safety hazard since the range may 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. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit http://www.hgtv.com/hgtv/remodeling/article/0,1797,HGTV_3659_2017492,00.html

78) One or more sink drains had an active leak. A qualified plumber should evaluate and repair as necessary.

79) Drawers were loose in one or more cabinets. A qualified person should evaluate and repair as necessary.

80) The cooktop exhaust fan was inoperable. A qualified person should evaluate and repair or replace as necessary.

81) Water damage was found in the shelving or cabinet components below one or more sinks. A qualified contractor should evaluate and make repairs as necessary.

82) Refrigerator shelving was damaged and should be replaced or repaired as necessary.

83) Caulk was deteriorated where counters meet backsplashes. A qualified person should repair as necessary.

84) The dishwasher wasn't securely attached to the counter above. Fasteners were missing and/or loose. A qualified person should repair as necessary.

85) One or more light bulbs were missing in the range hood light fixture. The inspector was unable to determine if the light fixture is fully operable.

86) One or more filters for the cooktop exhaust fan were missing. Filters should be replaced as necessary.

87) The dishwasher drain line was not configured with a "high loop" or "air gap". 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. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The client should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.

Also, no "air gap" was installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client should consult with a qualified contractor to determine if an air gap should be installed.

NOTE: Unit #3 did have a high loop and air gap present.

92) The clothes dryer was equipped with a foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

93) The toilet at location #C & D was loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

94) Minor moisture damage was found in areas by the bathtub at location #D. A qualified person should evaluate and repair as necessary.

95) Leaking or dripping was found at the bathtub spout at location #C. A qualified plumber should evaluate and repair as necessary.

96) Moderate damage was found at the sink at location #D. The client(s) should consider replacing sinks as necessary.

97) The sink drain stopper mechanism at location #A, B and C was missing. A qualified person should repair or replace as necessary.

98) Caulk was deteriorated by the floor and/or wall at the bathtub at location #A, B, C and D. A qualified person should repair as necessary.

99) Caulk was deteriorated at the counter backsplash and/or around the sink at location #A and B. A qualified person should repair as necessary.

100) Leaking or dripping was found at the sink handle base at location #A. A qualified plumber should evaluate and repair as necessary.

104) One or more interior doors have a keyed lockset or deadbolt installed. This is a safety hazard for small children in the event that they lock themselves in the room, do not know how to unlock the door, and the key is not available. Keyed locksets and/or deadbolts should be replaced as necessary with "privacy" locksets that don't require a key.

105) Stains and elevated levels of moisture were found in one or more ceiling/wall areas. The stain(s) appear to be due to leaks. A qualified contractor should evaluate and repair as necessary.

See Condition #14

106) One or more sliding glass doors were difficult to open or close. A qualified person should evaluate and repair or replace as necessary.

107) Cabinet were damaged in one or more areas. A qualified person should evaluate, and repair or replace as necessary.

108) One or more exterior doors had damage. A qualified person should repair or replace as necessary.

109) Trim or jambs around one or more exterior doors was damaged and/or missing. A qualified person should repair, replace or install as necessary.

110) The handles on one or more sliding glass doors were damaged. A qualified person should repair or replace as necessary.

111) Some interior doors were damaged and/or missing. A qualified person should repair or replace as necessary.

112) Some interior door hardware, including locksets and/or latch plates were inoperable, deteriorated and/or missing. A qualified person should repair or replace as necessary.

113) Damage (holes, etc.) were found in one or more wall sections. A qualified person should repair as necessary.

114) Trim/transition strip was missing in some areas. A qualified person should repair as necessary.

115) Laminate flooring was damaged in some areas. A qualified person should repair or replace as necessary.

116) Moderate deterioration or damage was found in floors in one or more areas, including cracked tile. A qualified person should repair as necessary.

117) Screens in some windows are damaged. A qualified person should evaluate and repair or replace as necessary.

118) The weatherstrip around one or more exterior doors was damaged. A qualified person should repair or replace as necessary.

119) Screens in one or more exterior doors were damaged. A qualified person should replace screens where necessary.

120) Floor guides are missing at some sliding closet doors.

121) Fixtures such as closet shelving, towel hangers and/or door stops were missing in one or more areas. A qualified person should install missing fixtures as per standard building practices.

122) Minor cracks and/or holes were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.

123) Some damage and/or deterioration was found in ceilings in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.