Summary

1) Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors 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

2) Exterior stairs were substandard. A qualified person should evaluate and repair or replace as necessary.

NOTE: Stringers should have hangers or support posts at top.

3) Guardrails in one or more areas were loose. This is a safety hazard. A qualified person should repair or replace as necessary, and as per standard building practices.

4) Handrails at one or more flights of stairs were loose. This is a safety hazard. A qualified person should repair or replace as necessary and as per standard building practices.

5) Trees were in contact with or were close to the building in one or more areas. Some damage had occurred. A qualified contractor should evaluate and make repairs as necessary. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.

6) Rot or water damage was found at one or more decks, porches or balconies in decking boards and/or joists. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

7) Rot or water damage was found at one or more sets of exterior stairs in treads. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

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

9) Vegetation such as trees, shrubs and/or vines was in contact with or less than one foot from the building exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the building exterior.

10) One or more fence gates were damaged and/or deteriorated. A qualified person should repair as necessary.

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

14) Rot or water damage was found at one or more sections of the floor substructure, including floor decking and/or joists. A qualified contractor should evaluate and repair as necessary. All rotten wood should be replaced.

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

16) The floor substructure was damaged and/or substandard in one or more areas. A qualified contractor should evaluate and repair as necessary, and as per standard building practices.

17) Soil was in contact with or too close to wooden sills and/or basement panels. This is a conducive condition for wood destroying insects and organisms. Standard building practices require the following clearances to soil below:

• 12 inches between beams and the soil below
• 18 inches between joists and the soil below
• 6 inches between support post bases and the soil below
• Not in contact with any wood

Efforts should be made, such as grading and/or removing soil, to maintain these clearances. If this is not practical, then installing borate based Impel rods may help to prevent infestation and damage. For more information, visit:
http://www.ewoodcare.com/products/borates_preserve/impel_rods.html

18) Gaps existed at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

19) Soil was in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.

20) Caulk was missing, deteriorated and/or substandard around windows, at siding-trim junctions 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

21) One or more cracks were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.

22) Scrap wood and/or Cardboard was found in the crawl space. All cellulose-based debris or stored items should be removed to avoid attracting wood destroying insects.

23) Some crawl space vent screens were missing. Animals such as vermin or pets may enter the crawl space and nest, die and/or leave feces and urine. A qualified person should replace damaged or deteriorated screens where necessary using screen material such as "hardware cloth" with 1/4 inch minimum gaps.

24) The exterior finish in many 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.

27) Roof repairs were needed because some composition shingles had the following conditions: damage. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

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

29) One or more exhaust fan ducts in the attic were not connected to a vent cap. This is a conducive condition for wood destroying insects and organisms due to increased moisture levels in the attic from the exhaust air. A qualified person should evaluate and make permanent repairs as necessary and as per standard building practices, so all exhaust air is vented outside.

30) The attic exhaust fan was inoperable during the inspection. The client should consult with the property owner as to how it operates, or have a qualified contractor evaluate and repair if necessary.

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

32) One or more end caps were missing on gutters. Water may accumulate around the building's foundation as a result. A qualified person should install end caps where missing.

33) Moss was growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-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://bryophytes.science.oregonstate.edu/page24.htm

34) Shingles or shakes were installed on one or more roof sections with a slope less than 3/12 (three inches rise for every 12 inches run). Most manufacturers won't warranty shingles if used on a roof with a slope less than 3/12. At a minimum, the client should consult with a qualified roofing contractor regarding this and monitor these roof section(s) and interior spaces below for leaks in the future. Ideally, or if leaks occur, a qualified roofing contractor should replace the roof surface with materials intended for low slopes such as a "torch down" roof.

37) Rot or water damage was found in one or more sections of the carport including joists, siding and/or trim. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

38) The detached garage or carport structure was damaged and/or deteriorated. A qualified person should evaluate and repair or replace as necessary, and as per standard building practices.

39) Soil was in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.

41) Neutral and equipment ground conductors were combined at sub panel # B. This should only occur in the main service panel, and is a safety hazard due to the risk of shock. Neutral conductors should be attached to a "floating" neutral bar not bonded to the panel, while grounding conductors should be attached to a separate grounding bar bonded to the sub panel. A qualified electrician should evaluate and repair as necessary.

42) Some open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.

Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles.

43) This property had "knob and tube" wiring, which was commonly installed prior to 1950. It is ungrounded, and considered unsafe by today's standards. Over time, the wire's insulation may become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.

Some energized knob and tube wiring was found during the inspection. It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob and tube type, or to determine what percentage of the knob and tube wiring is energized vs. abandoned. A qualified electrician should evaluate this wiring and make repairs or replace wiring as necessary.

Note that some insurance companies may be unwilling to offer homeowner's insurance for properties with knob and tube wiring. Recommend that the client(s) consult with their insurance carrier regarding this.

44) receptacles were scorched. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair or replace as necessary.

45) Energized equipment was exposed at panel #B due to missing knockouts. This is a safety hazard due to the risk of shock. A qualified person should repair as necessary.

46) One or more screws used to secure the dead front to panel #A were pointed. This is a safety hazard for shock since the screw(s) may cut through the wire insulation and cause a short circuit. Long and/or pointed crews should be replaced as necessary with the correct screws. A qualified person should repair as necessary, such as moving conductors inside the panel, so screws don't come in contact with the conductors.

47) Some cover plates on junction and/or switch boxes were missing. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. A qualified person should repair as necessary.

48) Lamp holders or light fixtures with fully or partially exposed bulbs were installed in one or more closets. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.

49) This property had one or more Zinsco brand main service or sub panels (panel #A). These panels and their circuit breakers have a variety of problems including:

• Bus bars made from aluminum that tend to oxidize and corrode
• Breakers that don't trip under normal overload conditions
• Breakers that appear to be tripped when they're not

These problems are a potential safety hazard due to the risk of fire. Client(s) may wish to consider having a qualified electrician replace any and all Zinsco brand panels.

If the Zinsco panel(s) are not replaced, then a qualified electrician should thoroughly evaluate the panel(s) and components within and make repairs as necessary.

For more information, visit:
http://www.inspect-ny.com/electric/Zinsco.htm

50) One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen, bathroom(s) and/or garage. 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

51) The legend for overcurrent protection devices (breakers or fuses) in panel #A and B was substandard. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.

52) The service drop wires were in contact with trees or vegetation. The utility company should prune or remove trees as necessary to prevent straining or abrading the service drop wires.

54) 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.

56) The water heater's seismic straps or struts were substandard. For example, they may allow significant movement or use improper fasteners. This is a potential safety hazard. Leaks may also occur in water supply pipes. A qualified person should evaluate and either repair existing straps or install new straps or struts as necessary and as per standard building practices.

57) No drain line was installed for the temperature-pressure relief valve. 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 install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.

58) Active leaks were found at the supply pipes or fittings. A qualified plumber should evaluate and repair or replace as necessary.

59) 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.

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

61) The metal flue cap was missing. Standard building practices require that metal flues terminate with a bird and weatherproof cap. A qualified person should evaluate and install, repair or replace cap(s) as necessary.

62) Some of the insulation on distribution pipes in the crawl space was damaged, deteriorated and/or loose. A qualified person should evaluate and replace or repair as necessary for better energy efficiency.

63) Air filters were missing at one or more locations. As a result, unfiltered air will flow through the system, and equipment life and the indoor air quality may be reduced. Correctly sized filter(s) should be installed. If necessary, guides or retaining devices should be installed or repaired so filter(s) are securely anchored and gaps around edges are minimized.

66) 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

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

68) Shelving or other components were missing from one or more cabinets. Missing shelving and/or components should be replaced, and by a qualified contractor if necessary.

69) Hardware such as hinges, latches or pulls were loose and/or missing at one or more cabinets. A qualified person should repair as necessary.

70) Handles or drawer pulls were missing at some cabinets. Recommend installing handles and/or pulls as necessary.

72) Moisture damage was found in wall areas by the bathtub at location #A. A qualified person should evaluate and repair as necessary.

73) No clothes dryer exhaust duct was installed. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Damage to building components may result. A rigid or semi-rigid metal exhaust duct should be installed as per standard building practices, and by a qualified contractor if necessary. For information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

74) The clothes dryer exhaust duct terminated in the crawl space. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Damage to building components may result. A qualified person should install, repair or replace as necessary so the duct terminates outdoors, as per standard building practices. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

75) Caulk was missing at the counter backsplash at location #A and B. A qualified person should repair as necessary.

76) The sink drain stopper mechanism at location #B was inoperable. A qualified person should repair or replace as necessary.

78) Rot or water damage was found at one or more exterior doors. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

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

80) The weatherstrip around one or more exterior doors was deteriorated and/or missing. A qualified person should repair or replace as necessary.

81) Glass in some windows was cracked or broken. A qualified contractor should replace glass where necessary.

82) Vinyl flooring was loose, damaged and/or water stained in some areas. A qualified person should repair or replace as necessary.

83) Carpeting in some areas was stained, damaged and/or deteriorated. A qualified contractor should replace as necessary

84) Some interior door hardware, including locksets were deteriorated and/or loose. A qualified person should repair or replace as necessary.

85) Minor cracks and/or holes were found in walls and 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.

86) One or more exterior doors had minor and/or moderate deterioration. A qualified person should repair or replace as necessary.

87) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.

NOTE: May be from interior moisture.