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Low Country HouseDetectives

KENMARCHI@GMAIL.COM
(908) 735-0928 · (843) 256-2288
506 Colonial Dr 
Hilton Head Island SC 29926-2395
Inspector: Kenneth MARCHI
SC 48457
ASHI 201819

Summary

Client(s):  Mr. Christopher Marchi
Property address:  1637 Pierpont Avenue
Charleston, SC 29419
Inspection date:  Monday, September 9, 2019

This report published on Tuesday, September 10, 2019 9:06:31 AM EDT

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.

Any item declared a "Major Defect" means it will cost at least $1000 to repair or replace.
Any item declared a "Significant Major Defect" means it will cost at least $5000 to repair or replace.

Items in Green are Informational only
Items in Yellow are issues of Concern
Items in Red are more serious issues of Concern

Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a safety hazard
Concern typeMajor DefectCorrection likely involves a significant expense usually over $1000
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense (less than $1000)
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information
Concern typeConducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)


General Information
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. 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:
https://www.reporthost.com/?EPA
https://www.reporthost.com/?CPSC
https://www.reporthost.com/?CDC
2) Based on construction observed, additions and/or modifications to this property may have been made without the owner having attained permits or inspections from the municipality. Work may have been performed by someone other than a qualified contractor or person. Consult with the property owner about this, and if necessary research permits.

At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly alterations to bring the building into legal compliance or even require that the additions or modifications be removed.
3) Permits

Building Permits are typically required when one has made alterations to a property to create new living space or has built additions to a property effective with the date the building code was accepted in your area. We are not always able to determine the date of these additions and will list all obvious additions regardless of the date they may have been constructed. It is advisable that you obtain a copy of all building prints to insure that the work completed was the same as indicated in the blueprints and that the alteration was designed and certified by a professional as required. All items should conform to local building codes, "best practice" construction standards, and/or the manufacturer's installation instructions which were in effect at the time of implementation.

This property appears to have experienced the following additions/renovations that may require approved building/plumbing/electrical permits: ( roof, hvac, water heater, deck, shed, etc. ). It is prudent for you to obtain information regarding these permits and the approvals. This is strongly recommended to ascertain that all items are in compliance with the applicable building codes, regulations, and safety standards. Please remember there is only one owner of record on any property and the current owner of record may be liable for all past permits/issues.
4) Many areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
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Photo 4-1 No access to this wall area or windows due to furniture - area disclaimed.
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Photo 4-2 Typical closet - disclaimed from inspection.
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Photo 4-3 Typical closet - disclaimed from inspection.

Grounds
5) 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.
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Photo 5-1 Uneven step heights promote trip and falls especially without a handrail - Corrrect
6) Vegetation was overgrown throughout the entire property and should be pruned or removed as necessary to allow unobstructed access.
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Photo 6-1 Representative moisture related damage at front and rear door lower casing to be properly repaired.
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Photo 6-2 Representative moisture related damage at front and rear door lower casing to be properly repaired.
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Photo 6-3 All limbs overhanging roof should be cut back or removed to allow this roof to remain clean, gutters to not overflow with debris and keep roof shingles protected.
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Photo 6-4 Representative moisture related damage at front and rear door lower casing to be properly repaired.
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Photo 6-5 Representative moisture related damage at front and rear door lower casing to be properly repaired.

In addition a backflow preventer is required at all external spigots. (arrow)
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Photo 6-6 Keep gas meter clear of vegetation
7) Other items of interest for this Section:
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Photo 7-1 Small gravel and dirt driveway section at left side of house will require maintenance after rains.
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Photo 7-2 Deck board spacing at rear is a safety concern and trip hazard to be addressed. A high heel shoe would snap off here and possibly turn an ankle or worse.
8) 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. 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.
9) Conducive conditionsThe soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. It can be a conducive condition for wood-destroying organisms. Recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.
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Photo 9-1 Drainage conditions should not direct water towards foundation - proper grading is recommended around entire home perimeter.
10) Significant amounts of debris, stored items and/or junk were found in the yard or around buildings.
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Photo 10-1 improper and unsafe construction must be removed and any rebuilding approved by building code officials.
11) Some sidewalks were obscured by vegetation and couldn't be fully evaluated.
12) All areas of the deck substructure were inaccessible due to limited space below. These areas couldn't be evaluated and are excluded from the inspection.

Exterior and Foundation
13) Conducive conditionsCaulk was deteriorated in some areas. For example, around doors and/or at siding-trim junctions. 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:
https://www.reporthost.com/?CAULK
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Photo 13-1 Representative moisture related damage at front and rear door lower casing to be properly repaired.
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Photo 13-2 Representative moisture related damage at front and rear door lower casing to be properly repaired.
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Photo 13-3 Representative moisture related damage at front and rear door lower casing to be properly repaired.
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Photo 13-4 Representative moisture related damage at front and rear door lower casing to be properly repaired.
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Photo 13-5 Representative moisture related damage at front and rear door lower casing to be properly repaired.
14) Other items of interest for this Section:
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Photo 14-1 Corner brick detail should be repaired by qualified mason and corner brick should not have holes in it; should be an "end brick".
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Photo 14-2 improper and unsafe construction must be removed and any rebuilding approved by building code officials.
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Photo 14-3 improper and unsafe construction must be removed and any rebuilding approved by building code officials.
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Photo 14-4 improper and unsafe construction must be removed and any rebuilding approved by building code officials.
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Photo 14-5 improper and unsafe construction must be removed and any rebuilding approved by building code officials.
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Photo 14-6 improper and unsafe construction must be removed and any rebuilding approved by building code officials.
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Photo 14-7 improper and unsafe construction must be removed and any rebuilding approved by building code officials.
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Photo 14-8 improper and unsafe construction must be removed and any rebuilding approved by building code officials.
15) Some exterior wall sections were obscured by vegetation and couldn't be fully evaluated. They are excluded from this inspection.
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Photo 15-1 FYI - crawlspace entry should be properly secured to keep critters out and brick wall repaired.
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Photo 15-2 Representative moisture related damage at front and rear door lower casing to be properly repaired.
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Photo 15-3 Representative moisture related damage at front and rear door lower casing to be properly repaired.
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Photo 15-4 Representative moisture related damage at front and rear door lower casing to be properly repaired.
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Photo 15-5 Representative moisture related damage at front and rear door lower casing to be properly repaired.
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Photo 15-6 Representative moisture related damage at front and rear door lower casing to be properly repaired.

In addition a backflow preventer is required at all external spigots. (arrow)
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Photo 15-7 Remove roof debris
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Photo 15-8 All limbs overhanging roof should be cut back or removed to allow this roof to remain clean, gutters to not overflow with debris and keep roof shingles protected.

Arrow - gutter is not properly installed and should be to perform its functions.
16) Conducive conditionsVegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
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Photo 16-1 All limbs overhanging roof should be cut back or removed to allow this roof to remain clean, gutters to not overflow with debris and keep roof shingles protected.
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Photo 16-2 Improper gutter installation should be corrected.
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Photo 16-3 Evaluate effect of large tree growing against yard building.

Yard building was not accessed and therefore not inspected - it is disclaimed. If building has financial value for this deal, access should be provided and structure properly inspected by local inspector at Seller's expense.
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Photo 16-4 All limbs overhanging roof should be cut back or removed to allow this roof to remain clean, gutters to not overflow with debris and keep roof shingles protected.

Arrow - gutter is not properly installed and should be to perform its functions.
17) Conducive conditionsTrees were in contact with or were close to the building at one or more locations. Damage to the building may occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.
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Photo 17-1 Evaluate effect of large tree growing against yard building.

Yard building was not accessed and therefore not inspected - it is disclaimed. If building has financial value for this deal, access should be provided and structure properly inspected by local inspector at Seller's expense.
18) Conducive conditionsThe paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.

Crawl Space
19) Significant gaps were found where the new main waste pipe was routed through the foundation wall (left side of home) Water, soil and/or vermin may enter the crawl space. Recommend that a qualified person make permanent repairs as necessary to seal these gaps.
20) sections of the crawl space at location were not evaluated due to lack of access because of piping, etc . The condition of these areas is unknown and they are excluded from this inspection. Recommend that conditions be corrected to allow a full evaluation of all crawl space areas.

Roof
21) Conducive conditionsOne 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 has 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.
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Photo 21-1 Improper gutter installation should be corrected.
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Photo 21-2 Arrow - gutter is not properly installed and should be to perform its functions.

Roof should be kept clear of debris.
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Photo 21-3 All limbs overhanging roof should be cut back or removed to allow this roof to remain clean, gutters to not overflow with debris and keep roof shingles protected.

Arrow - gutter is not properly installed and should be to perform its functions.
22) Conducive conditionsOne or more downspouts were loose and/or 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.
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Photo 22-1 right front downspout is disconnected and drops water directly against foundation - this should be diverted away from home.
23) Conducive conditionsSignificant 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.
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Photo 23-1 Remove roof debris and rehang gutter properly.
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Photo 23-2 Remove roof debris
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Photo 23-3 Arrow - gutter is not properly installed and should be to perform its functions.

Roof should be kept clear of debris.
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Photo 23-4 All limbs overhanging roof should be cut back or removed to allow this roof to remain clean, gutters to not overflow with debris and keep roof shingles protected.

Arrow - gutter is not properly installed and should be to perform its functions.
24) Conducive conditionsVegetation such as trees, shrubs, and/or vines overhung the roof surface or were in contact with the roof edge. Organic debris such as leaves or needles are likely to accumulate in gutters and on the roof surface. Gutters can overflow and cause water to come in contact with the building exterior or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Vegetation in contact with the roof can damage the roof surface and/or the roof drainage system. Recommend pruning vegetation so as to not be in contact with the roof and to not overhang the roof surface. If vegetation is too tall then it should be pruned at least 10 feet above the roof surface.
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Photo 24-1 
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Photo 24-2 All limbs overhanging roof should be cut back or removed to allow this roof to remain clean, gutters to not overflow with debris and keep roof shingles protected.
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Photo 24-3 Improper gutter installation should be corrected.
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Photo 24-4 Remove roof debris
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Photo 24-5 All limbs overhanging roof should be cut back or removed to allow this roof to remain clean, gutters to not overflow with debris and keep roof shingles protected.

Arrow - gutter is not properly installed and should be to perform its functions.

Attic and Roof Structure
25) Conducive conditionsOne or more sections of the roof structure appeared to have substandard ventilation, there were too few vents. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, and/or increase cooling costs. High levels of moisture are also likely to accumulate in the roof structure or attic, and can be a conducive condition for wood-destroying organisms. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation. Often this means that both soffit vents and ridge or gable end vents are installed. Recommend that a qualified contractor evaluate and repair per standard building practices.
26) Other items of interest for this Section:
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Photo 26-1 Mineral insulation installed should be up to R38 per today's standards.
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Photo 26-2 View of mineral wool. In many areas it blocks off gable vents which should be clear to bring fresh cool air in; baffles are recommended.
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Photo 26-3 
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Photo 26-4 View of mineral wool. In many areas it blocks off gable vents which should be clear to bring fresh cool air in; baffles are recommended.

Arrow - sub roof damage at vent pipe - monitor for leaks
27) The pull-down attic stairs were not insulated. Typically, such stairs that are not insulated also do not have any weatherstripping installed. Recommend that a qualified person install insulation and weatherstripping per standard building practices for better energy efficiency. For more information, visit:
https://www.reporthost.com/?INSATTSTRS
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Photo 27-1 Insulate and seal around pull down stairs for energy efficiency reasons.
28) The ceiling insulation installed in the attic was substandard and appeared to have an R rating that's significantly less than current standards (R-38). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.
29) The ceiling insulation in one or more areas of the attic was compacted or uneven. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).
30) Conducive conditionsOne or more soffit vents were blocked by insulation. This can reduce air flow through the roof structure or attic and result in reduced service life for the roof surface materials because of high temperatures. Moisture from condensation is also likely to accumulate in the roof structure and/or attic and can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary so air flows freely through all vents. For example, by moving or removing insulation and installing cardboard baffles.
31) What appeared to be past water stains were visible on the roof structure at one or more locations in the attic. 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.
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Photo 31-1 View of mineral wool. In many areas it blocks off gable vents which should be clear to bring fresh cool air in; baffles are recommended.

Arrow - sub roof damage at vent pipe - monitor for leaks
32) All attic areas and roof structures more than 6 feet from attic access point(s) #A were inaccessible due to ducts or pipes blocking and/or limited height. These areas were not evaluated and are excluded from the inspection.

Electric
33) Other items of interest for this Section:
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Photo 33-1 Electric panels installed inside a cabinet are not permitted and are considered a major safety issue to be addressed. Relocate panel to permitted location in accordance with the NEC and at a licensed electrician's discretion.
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Photo 33-2 Panel has limited number of circuits but offers 100 amps of service. External disconnects are usually required today - discuss with electrician.
34) One or more electric receptacles at the kitchen, laundry area and/or exterior 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:
https://www.reporthost.com/?GFCI
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Photo 34-1 No GFCI protection in kitchen receptacles - must be added for safety.
35) One or more electric receptacles at the bedroom(s), kitchen, living room, closet(s), hallway(s) and/or laundry area had no visible arc fault circuit interrupter (AFCI) protection, or the inspector was unable to determine if AFCI protection was present. This is a potential safety hazard. Recommend that a qualified electrician evaluate and install AFCI protection if necessary and per standard building practices. General guidelines for AFCI-protected receptacles include the following locations:
  • Bedrooms (since 1999)
  • Kitchens, laundry areas, family rooms, dining rooms, living rooms, parlors, libraries, dens and recreation rooms, sunrooms, closets and hallways (since 2014)
For more information, visit:
https://www.reporthost.com/?AFCI
36) The service drop wires had no drip loop where they attached to the service mast, or the drip loop was substandard. This can result in water entering electric panels, and is a potential shock hazard. Recommend that a qualified electrician repair per standard building practices.
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Photo 36-1 Electric service wire cover is frayed, drip loop is poorly formed and entire wiring/meter pan, external disconnect setup should be put in place and upgraded for your safety.
37) Non-metallic sheathed wiring in the attic was routed on surfaces within 6 feet of one or more access hatches or doors, and was subject to damage. Wiring can be damaged when hatches are lifted and set aside, when stored items are moved into or out of the attic, etc. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair per standard building practices.
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Photo 37-1 Numerous electric safety issues everywhere require the services of an electrician. They should evaluate entire home and correct everything as necessary for your safety.
38) Wire splices were exposed and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
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Photo 38-1 Numerous electric safety issues everywhere require the services of an electrician. They should evaluate entire home and correct everything as necessary for your safety.
39) Extension cords were being used as permanent wiring at one or more locations. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring is a potential fire and shock hazard, and indicates that wiring is inadequate and needs updating. Extension cords may be undersized. Connections may not be secure resulting in power fluctuations, damage to equipment, overheating and sparks that could start a fire. Recommend that a qualified electrician repair per standard building practices and eliminate extension cords for permanently installed equipment.
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Photo 39-1 Numerous electric safety issues everywhere require the services of an electrician. They should evaluate entire home and correct everything as necessary for your safety.
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Photo 39-2 Numerous electric safety issues everywhere require the services of an electrician. They should evaluate entire home and correct everything as necessary for your safety.
40) Flexible lamp or appliance cord was being used for permanent wiring at one or more locations. Such wiring is not intended to be used as permanent wiring and poses a safety hazard of shock and fire. Recommend that a qualified electrician repair per standard building practices.
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Photo 40-1 Numerous electric safety issues everywhere require the services of an electrician. They should evaluate entire home and correct everything as necessary for your safety.
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Photo 40-2 Numerous electric safety issues everywhere require the services of an electrician. They should evaluate entire home and correct everything as necessary for your safety.
41) One or more plug ends were installed on non-metallic sheathed wiring. This type of wiring is only intended for permanent, immovable installations. Wiring may be damaged by repeated movement. This is a safety hazard for shock and/or fire. Recommend that a qualified electrician repair per standard building practices.
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Photo 41-1 Numerous electric safety issues everywhere require the services of an electrician. They should evaluate entire home and correct everything as necessary for your safety.
42) One or more modern, 3-slot electric receptacles were found with an open ground. Three-slot receptacles should have a hot, a neutral and a ground wire connected. Homeowners often install new 3-slot receptacles on older, 2-wire circuits that only have hot and neutral wires. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Where the electric system was installed prior to when grounded circuits were required (1960s), it is permissible to replace 3-slot receptacles with 2-slot receptacles to prevent appliances that require a ground from being plugged in to an ungrounded circuit. However, the client should be aware of this limitation when planning use for various rooms, such as an office. For newer electric systems, circuits should be repaired so grounded, 3-wire cables provide power to 3-slot receptacles. Recommend that a qualified electrician repair per standard building practices.
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Photo 42-1 Numerous electric safety issues everywhere require the services of an electrician. They should evaluate entire home and correct everything as necessary for your safety.
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Photo 42-2 99% of receptacles in this home had an "open" ground condition that should be corrected for your safety. Numerous electric safety issues everywhere require the services of an electrician. They should evaluate entire home and correct everything as necessary for your safety.
43) No permanently installed carbon monoxide alarms were found. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
https://www.reporthost.com/?COALRM
44) 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.
45) Current electrical code requires that all exterior receptacles exposed to the weather have weather tight in-service covers on them. I recommend this be done for this home for your safety.
46) The legend for circuit breakers or fuses in panel(s) #A 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.
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Photo 46-1 All panels are required to have a fully completed legend provided by the electrician for your safety - correct.
47) One or more screws that attach the cover or dead front to panel(s) #A were missing or not installed. Recommend installing screws where missing so the cover or dead front is secure. Only screws with blunt tips approved for this purpose should be installed, so wiring inside the panel is not damaged. Because energized wires may be located directly behind screw holes, the client should consider having a qualified electrician replace missing screws.
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Photo 47-1 Dead front lower panel screws are missing as holes do not line up! Correct
48) The electric service to this property appeared to be rated at substantially less than 200 amps and may be inadequate. Depending on the client's needs, recommend consulting with a qualified electrician about upgrading to a 200 amp service. Note that the electric service's rating is based on the lowest rating for the meter base, the service conductors, the main service panel and the main disconnect switch. One or more of these components may need replacing to upgrade.

Plumbing / Fuel Systems
49) One or more uncoated brass flexible connectors were found in gas supply line(s). Some older brass connectors can separate from the tubing and cause a serious gas leak, explosion or fire. These connectors haven't been made since 1976. Moving appliances with such connectors, even slightly, whether to clean behind them or to inspect their gas connectors, can cause the connector to crack or break. Recommend that a qualified contractor replace uncoated brass flexible connectors. For more information, visit:
https://www.reporthost.com/?FLEXCONN1
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Photo 49-1 Improper gas piping still in use and main copper gas line is unsupported - have licensed plumber correct these conditions for your safety.
50) One or more hose bibs were missing backflow prevention devices. These devices reduce the likelihood of gray water entering the potable water supply. Recommend installing backflow prevention devices on all hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit:
https://www.reporthost.com/?BKFLOW
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Photo 50-1 Representative moisture related damage at front and rear door lower casing to be properly repaired.

In addition a backflow preventer is required at all external spigots. (arrow)
51) One or more plumbing vent pipes terminated less than 6 inches above the roof surface below. Debris and/or snow can block vent pipe openings with such short pipes. Blocked vent pipes can cause sewer gases to enter living spaces. Recommend that a qualified person repair per standard building practices. For example, by extending pipe(s) to terminate at least 6 inches above the roof surface.
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Photo 51-1 Pipe vent is too short - correct.
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Photo 51-2 Pipe vent is too short - correct.
52) The inspector did not determine the location of the water meter. Recommend consulting with the property owner to determine the meter location, that you locate it yourself, or consult with the local water municipality if necessary. It is especially important to find the meter if no main shut-off valve is found because the meter may be the only way to turn off the water supply in the event of an emergency, such as when a supply pipe bursts.
53) Based on the age of this structure and/or worn or newer waste clean-out caps, recommend that a qualified plumber inspect the waste lines using a video scope device to determine if they need repair or replacement. Property owners are usually responsible for repairs to the side sewer and publicly owned lateral lines. Such repairs can be expensive.
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Photo 53-1 FYI- appears to be a left side front yard clean out for your home- query homeseller?
54) The inspector did not determine the location of the main water shut-off valve, or verify that a readily accessible shut-off valve in the building exists. Recommend consulting with the property owner to determine if a main shut-off valve exists, locating it yourself, or that a qualified plumber find it if necessary. If no readily accessible main shut-off valve is found in the building, then recommend that a qualified plumber install one so the water supply can be quickly turned off in the event of an emergency, such as when a supply pipe bursts.

Water Heater
55) The water heater did not have earthquake straps or struts installed. 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 install earthquake straps or struts as necessary and per standard building practices.
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Photo 55-1 Old unit should be replaced - would recommend electric water heater once electric service is updated to 200 amps.
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Photo 55-2 Screening installed in exterior attached laundry/water heater area to keep out insects was a good idea. The bad idea is putting a gas water heater in an area that could easily create a fire hazard for all living space since no fire rated materials were used on walls or ceilings. This is a safety concern to be discussed with Fire Safety official for your protection. Access to water heater is impossible without removing laundry equipment and water heater gas supply could not be inspected and is disclaimed. TP valve leg was missing and other issues may be present. Have it inspected prior to removal of laundry equipment and insulated water heater cover. DISCLAIMED AREA.
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Photo 55-3 Screening installed in exterior attached laundry/water heater area to keep out insects was a good idea. The bad idea is putting a gas water heater in an area that could easily create a fire hazard for all living space since no fire rated materials were used on walls or ceilings. This is a safety concern to be discussed with Fire Safety official for your protection. Access to water heater is impossible without removing laundry equipment and water heater gas supply could not be inspected and is disclaimed. TP valve leg was missing and other issues may be present. Have it inspected prior to removal of laundry equipment and insulated water heater cover. DISCLAIMED AREA.
56) No temperature-pressure relief valve drain line was installed on the water heater tank. This is a potential safety hazard due to the risk of explosion. A qualified plumber should install a temperature-pressure relief valve and drain line per standard building practices.
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Photo 56-1 Screening installed in exterior attached laundry/water heater area to keep out insects was a good idea. The bad idea is putting a gas water heater in an area that could easily create a fire hazard for all living space since no fire rated materials were used on walls or ceilings. This is a safety concern to be discussed with Fire Safety official for your protection. Access to water heater is impossible without removing laundry equipment and water heater gas supply could not be inspected and is disclaimed. TP valve leg was missing and other issues may be present. Have it inspected prior to removal of laundry equipment and insulated water heater cover. DISCLAIMED AREA.
57) A permanently installed insulated jacket was installed on the water heater. It obscured the manufacturer's information label and/or most of the water heater. The inspector was unable to fully evaluate the water heater.
58) 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.

Heating, Ventilation and Air Condition (HVAC)
59) Because of the age and/or condition of the forced air furnace, recommend that a qualified HVAC contractor inspect the heat exchanger and perform a carbon monoxide test when it's serviced. Note that these tests are beyond the scope of a standard home inspection.
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Photo 59-1 Utility closet right side framing offers evidence of fire or smoke related damage - Explain.
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Photo 59-2 Significant corrosion at heat exchanger on 29 year old unit suggests replacement is recommended. Air conditioner compressor and furnace should be replaced.
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Photo 59-3 Improper gas piping still in use and main copper gas line is unsupported - have licensed plumber correct these conditions for your safety.
60) One or more corroded areas and/or possible cracks were found at the furnace's heat exchanger. This is a safety hazard due to possibility of combustion gases entering the heating system's air supply ducts. Recommend that a qualified HVAC contractor evaluate and repair as necessary.
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Photo 60-1 Significant corrosion at heat exchanger on 29 year old unit suggests replacement is recommended. Air conditioner compressor and furnace should be replaced.
61) The last service date of the gas or oil-fired forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit:
https://www.reporthost.com/?ANFURINSP
62) 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 replacement .
63) The estimated useful life for most 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 now.
64) Other items of interest for this Section:
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Photo 64-1 Screening installed in exterior attached laundry/water heater area to keep out insects was a good idea. The bad idea is putting a gas water heater in an area that could easily create a fire hazard for all living space since no fire rated materials were used on walls or ceilings. This is a safety concern to be discussed with Fire Safety official for your protection. Access to water heater is impossible without removing laundry equipment and water heater gas supply could not be inspected and is disclaimed. TP valve leg was missing and other issues may be present. Have it inspected prior to removal of laundry equipment and insulated water heater cover. DISCLAIMED AREA.
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Photo 64-2 Remove these addition filters to allow proper combustion air flow!
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Photo 64-3 Return filter needs replacement asap
65) Vegetation such as trees, shrubs and/or vines were too close to the heat pump or air conditioning condensing unit. There should be at least 12 inches of clearance on all sides and at least 4-6 feet above. Inadequate clearance around and above can result in reduced efficiency, increased energy costs and/or damage to equipment. Recommend pruning and/or removing vegetation as necessary.
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Photo 65-1 Representative moisture related damage at front and rear door lower casing to be properly repaired.
66) The pad for the heat pump or air conditioning condensing unit was Inaccessible due to vegetation. 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.
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Photo 66-1 Representative moisture related damage at front and rear door lower casing to be properly repaired.

Kitchen
67) Stains were found in the shelving or cabinets below the sink. Plumbing leaks may have occurred in the past. Consult with the property owner about this, and if necessary a qualified person evaluate and repair.
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Photo 67-1 Moisture related damage observed at lower shelf - monitor for ongoing leaks.

Bathrooms, Laundry and Sinks
68) A significant amount of water came out of the bathtub spout when the shower at location(s) #A was turned on. The diverter valve is likely defective, or may be encrusted with mineral deposits. Water will be wasted as a result. Recommend that a qualified plumber repair or replace components as necessary.
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Photo 68-1 Tub spout leaks when shower is used - repair this.
69) Conducive conditionsTile and/or grout in the bathtub surround at location(s) #A was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor repair as necessary.
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Photo 69-1 Handyman caulking around tub should be removed and properly done to prevent moisture intrusion.
70) The sink at location(s) #A drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.
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Photo 70-1 Lavatory sink is clogged and needs the drain cleaned.
71) Rubber water supply hoses were installed at the clothes washer. These hoses are prone to bursting when deteriorated, which can result in flooding and significant water damage. Recommend upgrading to braided, stainless steel hoses.
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Photo 71-1 This is totally inappropriate and needs correction immediately.
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Photo 71-2 Screening installed in exterior attached laundry/water heater area to keep out insects was a good idea. The bad idea is putting a gas water heater in an area that could easily create a fire hazard for all living space since no fire rated materials were used on walls or ceilings. This is a safety concern to be discussed with Fire Safety official for your protection. Access to water heater is impossible without removing laundry equipment and water heater gas supply could not be inspected and is disclaimed. TP valve leg was missing and other issues may be present. Have it inspected prior to removal of laundry equipment and insulated water heater cover. DISCLAIMED AREA.

Interior, Doors and Windows
72) Glass in one or more interior windows was broken. Recommend that a qualified contractor replace glass where necessary.
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Photo 72-1 Broken window glass to be replaced.
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Photo 72-2 Broken window glass to be replaced.
73) Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
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Photo 73-1 Broken window glass to be replaced.
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Photo 73-2 Broken window glass to be replaced.
74) Some ceilings in this structure had ceiling texture possibly installed prior to the mid-1980s. This material may contain asbestos, which is a known health hazard. Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials were used for some time thereafter. The client may wish to have this ceiling material tested by a qualified lab to determine if it does contain asbestos.

In most cases, when the material is intact and in good condition, keeping it encapsulated with paint and not disturbing it may reduce or effectively eliminate the health hazard. If the client wishes to remove the material, or plans to disturb it through remodeling, they should have it tested by a qualified lab and/or consult with a qualified industrial hygienist or asbestos abatement specialist. For more information, visit:
https://www.reporthost.com/?AITH
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Photo 74-1 Review ceiling damage at left rear of living room with homeseller!
75) Other items of interest for this Section:
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Photo 75-1 Front door is out of plumb and difficult to open - identify cause of this framing issue and correct.
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Photo 75-2 Front door is out of plumb and difficult to open - identify cause of this framing issue and correct.
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Photo 75-3 Front door is out of plumb and difficult to open - identify cause of this framing issue and correct.
76) Wood flooring in one or more areas was cupping. This may indicate that the floor has been exposed to water or that the flooring was not allowed to equalize in moisture content before being installed. Consult with the property owner and/or have a qualified specialist evaluate. It's likely that affected areas of the wood flooring will need to be refinished to obtain a flat surface. For more information, visit:
https://www.reporthost.com/?WDFLRPRB
77) Fungal rot was found at one or more exterior door jambs. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
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Photo 77-1 Representative moisture related damage at front and rear door lower casing to be properly repaired.
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Photo 77-2 Representative moisture related damage at front and rear door lower casing to be properly repaired.
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Photo 77-3 Representative moisture related damage at front and rear door lower casing to be properly repaired.
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Photo 77-4 Representative moisture related damage at front and rear door lower casing to be properly repaired.
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Photo 77-5 Representative moisture related damage at front and rear door lower casing to be properly repaired.
78) One or more exterior doors were difficult to open or close and/or were sticking. Recommend that a qualified person repair as necessary.
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Photo 78-1 Front door is out of plumb and difficult to open - identify cause of this framing issue and correct.
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Photo 78-2 Front door is out of plumb and difficult to open - identify cause of this framing issue and correct.
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Photo 78-3 Front door is out of plumb and difficult to open - identify cause of this framing issue and correct.
79) Trim or jambs around one or more exterior doors was damaged and/or deteriorated. Recommend that a qualified person repair, replace or install as necessary.
80) One or more ceilings/walls were damaged. Recommend that a qualified person repair as necessary.
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Photo 80-1 Review ceiling damage at left rear of living room with homeseller!
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Photo 80-2 Sidewall of utility closet by bathroom door was repaired apparently to to fire/smoke damage visible in utility closet - ask Seller for information about this.
81) Wood flooring in one or more areas was significantly worn, deteriorated or damaged. Recommend that a qualified contractor refinish wood flooring as necessary.
82) One or more exterior doors had minor damage and/or deterioration. Although serviceable, the client may wish to repair or replace such doors for appearances' sake.
83) Condensation and/or mildew was found around some windows. This is typically caused by high levels of indoor moisture coming in contact with cold, exterior surfaces, and can be controlled by heating and ventilation. Recommend the following:
  • Keep multiple windows slightly open in different parts of the house to allow ventilation
  • Keep bathroom doors closed when showering
  • Use exhaust fans when showering and cooking
  • Use heavy curtains to cover and insulate windows
  • Avoid hanging wet clothes indoors to dry
  • Use dehumidifiers
  • Replace single-pane windows (if any) with multi-pane windows