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

3) Handrails at one or more flights of stairs were loose. This is a safety hazard. Recommend that a qualified person repair as necessary.

On garage entry steps

4) Concern with covered deck structure attached to side of home. Client should be aware that wall and roof structure were constructed with substanandard building practices. Including improper attachment to house structure; missing support posts; buckling roof rafter. Client may wish to ask homeowner about permits for this structure.

5) Many sections of siding and/or trim were substandard. Recommend that a qualified person repair, replace or install siding or trim as necessary.

In regard to missing/substandard flashing on window sills.

6) In regard to rear garage:

Soil was in contact with or less than 6 inches from siding, trim or structural wood. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. If not possible, then recommend replacing untreated wood with pressure-treated wood. Installation of borate-based products such as Impel rods can also reduce the likelihood of rot or infestation if soil cannot be removed. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.

7) One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.

8) Brick on foundation had some deterioration and missing mortar or mortar in disrepair. Recommend evaluation and repair by a qualified contractor.

One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.

9) The roof surface appeared to be near the end of its service life and will likely need replacing in the near future even if repairs are made now. Recommend discussing replacement options with a qualified contractor, and budgeting for a replacement roof surface in the near future. The client may also wish to consider having a qualified contractor attempt to issue a "5 year roof certificate."

10) One or more roof flashings were lifting. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.

11) In regard to rear garage structure:

Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
https://www.reporthost.com/?MOSS

13) One or more sections of the roof structure appeared to have substandard ventilation, soffit or lower vents were missing. 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.

15) Substandard wiring was found at the garage. For example, loose wiring, exposed splices, missing or broken cover plates and/or loose boxes. This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.

In regard to rear garage wiring

16) One or more ground fault circuit interrupter (GFCI) devices protecting receptacles at the full bath was inoperable . This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.

17) One or more electric receptacles at the 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

18) Neutral and equipment ground wires were bonded (connected) at sub-panel(s) # C. This should only occur in the main service panel, not sub-panels, and is a shock hazard. Neutral wires should be attached to a "floating" neutral bar not bonded to the panel, and grounding wires should be attached to a separate grounding bar bonded to the sub-panel. Recommend that a qualified electrician repair per standard building practices. For more information, visit:
https://www.reporthost.com/?SUBGRND

Panel cover was not attached. This is a safety hazard in regard to fire and shock hazard for occupants.

19) Bare wire ends, or wires with a substandard termination, were found at one or more locations. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary. For example, by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction box.

20) In garage for exterior lights:
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.

21) One or more conduits or conduit fittings installed outside were not rated for exterior use. This is a potential shock and fire hazard. Recommend that a qualified electrician repair per standard building practices.

22) One or more knockouts were missing from panel(s) #A. Holes in panels are a potential fire hazard if a malfunction ever occurs inside the panel. Rodents can also enter panels through holes. Recommend that a qualified person install knockout covers where missing and per standard building practices.

23) One or more cover plates for switches, receptacles or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.

24) One or more receptacles had a prong from a plug broken off in a slot, or slot(s) were clogged with foreign objects. Recommend that a qualified electrician replace such receptacles as necessary.

26) 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. Recommend that a qualified plumber install a drain line per standard building practices.

29) One or more control knobs were substandard. Recommend replacing knobs as necessary.

Second floor control in need of replacement.

30) The digital display on the thermostat was dim or displayed readings in a substandard way. This may be caused by a low or dead battery. The batteries should be replaced. If this condition persists after replacing the batteries, then recommend that a qualified HVAC contractor evaluate and repair or replace as necessary.

31) No spark screen or rain cap was installed at one or more chimney flue terminations. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing.

32) Client should be aware that location of direct vents may be a safety hazard to children/tenants. Vent temperature are high when appliances are in use.

33) The dishwasher was inoperable. Recommend that a qualified specialist evaluate and repair or replace as necessary.

In apartment unit

34) The cooktop exhaust fan was inoperable. Recommend that a qualified person repair or replace as necessary.

In apartment

35) Kitchen in main house was incomplete:
Wiring service supply was missing for dishwasher and stove.
No appliances installed.
Wiring for oven was in basement.
Wiring for dishwasher was under cabinet.

36) The bathroom with a shower or bathtub at location(s) #A didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers or bathtubs.

37) One or more leaks were found at water shut-off valves for the sink at location(s) #A. A qualified plumber should repair as necessary.

38) Stains and elevated levels of moisture were found in one or more ceiling areas. The stains appear to be due to an active plumbing leak. Recommend that a qualified contractor evaluate and repair as necessary.

Active leak apparent in living room from second floor bathroom sink valve.

39) In second floor bathroom:
Vinyl floor tiles were installed in one or more "wet" areas (e.g. kitchen, mud room, bathroom, laundry room). Spilled water can penetrate seams and damage the sub-floor. Recommend that a qualified contractor install continuous waterproof flooring in wet areas as necessary.

40) Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
https://www.reporthost.com/?ECC