1) A portion of the deck is unstable in due to lack of diagonal bracing. This is a safety hazard since severe movement may cause the deck to collapse. Recommend that a qualified contractor evaluate and make repairs as necessary.

2) Gaps larger than four inches were found in the deck/carport guardrails. This is a safety hazard, especially for small children. Recommend that a qualified contractor make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.

3) There is deterioration at the bottom of two wood doors. Recommend that a qualified contractor repair/replace doors as necessary.

4) There is a gap in at least one area of the siding that will allow water intrusion. Recommend that a qualified contractor repair as necessary.

5) There are stains and some slight deterioration on the bottom of eaves that indicate some roof leaks. See Comments in Roof Section.

After shingles are replaced, recommend repairing/restaining eaves as necessary.

6) Paint is deteriorated in some areas, such as on wood door. Recommend that areas be repainted as necessary.

7) With the exception of the noted concerns, overall the Exterior appeared to be in satisfactory condition.

8) The shingles are deteriorated and appear to be at the end of their service life and should be replaced in the near future. Recommend that the clients consult with a qualified roofing contractor to determine replacement options and costs and replace roof as soon as possible.

9) Debris such as leaves has accumulated on the roof in some areas. This is a conducive condition for wood destroying insects and organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.

10) All solid fuel burning appliances (wood stoves and fireplaces, etc.), as well as their chimneys, should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.

Recommend that this service be performed prior to using the fireplace or stove.

11) One or more circuit breakers are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. Recommend that a qualified electrician repair as necessary.

12) With the exception of the noted concern, overall the electric service appeared to be in satisfactory condition.

13) No drain line is 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 as per standard building practices, typically extending to within 6 inches of floor. For more information, visit http://www.wattsreg.com/default.htm?/t&p/installation.htm

14) The water heater operated as intended at time of inspection.

15) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be older than this and may need replacing at any time. Recommend budgeting for a replacement in the near future.

16) The filter(s) for the heating/cooling system should be checked monthly and replaced or washed as necessary.

17) The heating and cooling system appeared to operate as intended at time of inspection.

18) The estimated useful life for heat pumps is 15 to 20 years. This heat pump appears to be older than this and may need replacing at any time. Recommend budgeting for a replacement in the near future.

19) Water supply pipes in homes built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. Recommend that the client consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:

• Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.
• Install appropriate filters at points of use.
• Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.
• Use bottled or distilled water.
• Treat well water to make it less corrosive.
• Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.

For more information visit: http://www.cpsc.gov/CPSCPUB/PUBS/5056.html and http://www.epa.gov/safewater/lead/index.html

20) The clothes dryer exhaust is not vented to the exterior. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Damage to building components may result. Recommend that a rigid or semi-rigid metal exhaust duct be installed and vented to the exterior, as per standard building practices, and by a qualified contractor if necessary. For information, visit http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

21) Overall, visible plumbing appeared to be in satisfactory condition and the clothes washer and dryer operated as intended.

22) There was an area in the corner of the basement that was moist. Moisture is a conducive condition for wood destroying insects and other organisms, such as mold, and should not be present in the basement.

It appeared to be in an area where the well pipe enters the basement and it may be that moisture is leaking in around the pipe from the ground where it penetrates the block wall. The wall is finished, however, and the pipe cannot be seen.

Recommend that a qualified contractor evaluate, such as remove drywall to inspect pipe entrance, and repair as necessary.

23) With the exception of the noted concern, overall, the basement appeared to be dry at the time of inspection and generally in satisfactory condition.

24) One or more electric receptacles near the sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. Although perhaps not a requirement at time of construction, for enhanced safety, recommend that a qualified electrician make repairs so that all receptacles near sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

25) The sink and appliances appeared to operate as intended at time of inspection. Overall, the kitchen appeared to be in satisfactory condition.

26) Electric receptacles near the sinks appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. Although perhaps not a requirement at time of construction, for enhanced safety, recommend that a qualified electrician make repairs so that all receptacles near sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

27) Caulk is missing or deteriorated along the base of the tub and shower, where flooring meets the unit. Recommend that caulk be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure.

28) Toilets, sinks, tub/showers operated as intended at time of inspection.

Functional water flow appeared to be satisfactory.

29) Although smoke alarms are present, an insufficient number of smoke alarms are installed according to the latest recommendations of the Consumer Products Safety Commission. Recommend that additional smoke alarms be installed as necessary so a functioning one exists in each bedroom as well as in each hallway leading to bedrooms. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

30) Seals between double-pane glass in a skylight appears to have failed based on condensation or stains between the panes of glass. Recommend that a qualified contractor evaluate and replace glass where necessary.

The client(s) should be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too.

31) One of the doors does not close properly. Recommend that a qualified contractor evaluate and make repairs as necessary so that door closes as intended.

32) There are some stains on the ceiling/wall that seem to indicate roof leaks. See Comments in Roof Section and re-paint after shingles are replaced.

33) With the exception of the noted concerns, overall the interior of the home appeared to be in satisfactory condition.

34) Several areas of the roof structure had stains and/or had elevated levels of moisture at the time of the inspection. There appears to be an active leak in the roof or structure exterior.

See Comments in Roof Section.

35) Pull-down stairs are installed for the attic access. No insulation is installed above the stairs and no weatherstripping is installed around the hatch perimeter. To reduce air leakage, recommend installing weatherstripping and an insulated hatch cover. An example of one can be seen at http://www.batticdoor.com/.

Interior air leaking into the attic results in heating and cooling losses, increased energy costs, and a possible increase in moisture levels in the attic due condensation forming on the underside of the roof sheathing during cold weather.

36) With the exception of the noted concerns, overall, the attic and roof structure appeared to be in satisfactory condition.