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:
http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC

2) Evidence of rodent infestation was found in the form of feces and/or damaged insulation in the basement, interior rooms and attic. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.reporthost.com/?SEALUP
http://www.reporthost.com/?TRAPUP
http://www.reporthost.com/?CLEANUP

3) Porch and deck structures as well as attached stairs and railings were substandard and appeared to be built by someone who was not a qualified contractor. Their overall condition was poor with significant deterioration. Fungal rot was found in decking boards. Flashing was missing from above deck and porch ledger boards. Moisture has accumulated between the ledger boards and the building. Fungal rot is occurring in this area, has damaged the building and can cause the ledger board fasteners to fail. The deck may separate from the building in this event. Ledger boards also were not bolted to the structure. Footings were inadequate (blocks on soft soil), beams were not positively attached to columns, stairs and railings were dangerous (tread heights varied, flexed under load, were loose). Recommend that a qualified contractor fully evaluate and correct. Most likely these structures will need to be completely rebuilt.

4) Guardrails above retaining walls higher than 30 inches were missing. This is a safety hazard due to the risk of falling. At a minimum, the client should be aware of this hazard, especially when children are present. Recommend that a qualified contractor install or repair guardrails per standard building practices (e.g. minimum 3 feet high, no gaps wider than 4 inches, not climbable). Dense shrubbery or vegetation may be acceptable as a barrier, but only when mature enough to be effective.

6) Fungal rot was found at one or more sections of siding or trim. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.

7) Many sections of siding and/or trim were deteriorated, loose and/or split. Recommend that a qualified person repair, replace or install siding or trim as necessary.

11) The ceiling height over stairs was too low and poses a safety hazard, especially for tall people. Ceilings over stairs should be at least 6 feet 8 inches high. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.

12) Handrails 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.

13) Fungal rot was found at one or more sill plates, joists, sections of wall sheathing and/or wall framing (rear right corner). Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.

14) The exterior door was difficult to latch. Recommend that a qualified person repair as necessary.

15) One or more joists were notched or had holes cut in them in such a way as to significantly weaken the joist(s). General guidelines for modifying joists made of dimensional lumber include these restrictions:

• Notches at ends should not exceed 1/4 of the joist's depth.
• Other notches should not exceed 1/6 of the joist's depth.
• Notches should not be cut in the middle 1/3 of the joist's span.
• Notches should not be longer than 1/3 of the joist's depth.
• Holes must be 2 inches or more from the joist's edge.
• The maximum hole diameter is 1/3 of the depth of the joist.

Recommend that a qualified contractor evaluate and repair as necessary, and per standard building practices.

19) Composition shingles were installed on a slope with less than 3/12 (3 inches rise for every 12 inches run). Such low-slope shingle installations are prone to leaks due to the slow rate at which water runs off the shingles. Roof decking can also be prone to sagging, and the roof structure may have a reduced load capacity for snow. Most shingle manufacturers won't warranty shingles if installed on a roof with a slope less than 3/12. Consult with a qualified contractor regarding this and monitor these roof area(s) and interior spaces below for leaks in the future. Ideally, or if leaks occur, recommend that a qualified contractor repair per standard building practices. Such repairs may involve installing a new roof surface approved for low slopes.

21) The roof structure, or one or more sections of it, had no visible venting. 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 install vents per standard building practices.

22) 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.

26) Non-metallic sheathed wiring was installed at one or more locations, and was subject to damage such as on easily accessible wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it, resulting in exposed, energized wires. Also, copper conductors can break after being repeatedly moved or bent. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing protective conduit or re-routing wires through walls or ceilings.

27) One or more receptacles (outlets) were installed directly above electric baseboard heaters. This was a common practice in the past, but insulation on appliance cords in contact with the heater(s) can be damaged by heaters. This is a shock and fire hazard. Recommend that a qualified electrician make repairs or modifications as necessary. For example, by converting receptacles to junction boxes, moving receptacles and/or moving baseboard heaters.

28) No electric receptacle (outlet) was installed at the kitchen island. At least one GFCI-protected receptacle should be installed at islands with counter tops longer than 12 inches to prevent appliance cords from crossing paths where people walk. Recommend that a qualified electrician install receptacle(s) at the island per standard building practices.

29) A 3-slot receptacle (outlet) was installed for the clothes dryer. Most modern clothes dryers use both 120 and 240 volts (120 for timers and motors, and 240 for heating elements) and either require or are more safely installed with a 4-slot receptacle. With 3-conductor wiring, the ground wire rather than a neutral wire is used to carry the return current back for the 120 volt leg. The clothes dryer's metal frame can become energized if the neutral wire becomes loose at the receptacle or panel. While 3-wire clothes dryer circuits were allowed prior to 1996 and are commonly found, they are considered unsafe due to the risk of shock. Recommend that a qualified electrician convert this to a 4-wire circuit. Note that this may require installing a new circuit wire from the panel to the clothes dryer location.

30) One or more cover plates for switches, receptacles (outlets) 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.

31) The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM
http://www.reporthost.com/?COALRM

35) One or more waste pipes or fittings were open to the basement. Recommend that a qualified person correct per standard building practices.

36) Significant corrosion was found in some waste pipes or fittings. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and repair as necessary.

42) Significant amounts of debris, dirt and/or dust were visible in one or more sections of supply and/or return air ducts for the heating or cooling system. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers." At a minimum, the visible debris should be thoroughly cleaned. Recommend that a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit:
http://www.reporthost.com/?DUCTCLEAN

43) Rodent evidence was visible in one or more sections of supply and/or return air ducts for the heating or cooling system. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are infested with vermin, e.g. (rodents or insects)." Rodent infestation may also be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the U.S.) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. Recommend that a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit:
http://www.reporthost.com/?DUCTCLEAN

For more information on rodent clean up and prevention, see this CDC information:
http://www.reporthost.com/?HANTAPREV

While Hantavirus is believed to survive less than 1 week in droppings and urine, specific precautions should be taken during clean up. The client may wish to consult with a qualified, licensed pest control operator for eliminating the infestation. A qualified licensed abatement specialist or industrial hygienist could be contacted for clean up.

44) 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:
http://www.reporthost.com/?ANFURINSP

45) One or more heating or cooling air supply registers had a weak air flow, or no apparent flow (upstairs bathroom and bedroom). This may result in an inadequate air supply. Recommend asking the property owner about this. Adjustable damper(s) in ducts may exist and be reducing the flow. If dampers exist, then they should be opened to attempt to improve the air flow. If the property owner is unaware of such dampers, or if adjusting dampers does not improve the air flow, then recommend that a qualified HVAC contractor evaluate and repair or make modifications as necessary.upstairs

46) One or more heating or cooling ducts have come apart, or had significant gaps at junctions. This can result in reduced energy efficiency and increased moisture in surrounding spaces. Recommend that a qualified HVAC contractor make permanent repairs as necessary. For example, by securely supporting ducts and installing approved tape or mastic at seams.

47) The emergency switch for the oil-fired furnace didn't have a red cover plate or was not clearly labeled. This is a switch that allows power to be turned off quickly in the event of an emergency. Emergency switches for oil-fired appliances should have a red cover plate and be clearly labeled to avoid confusion and unintentional loss of power if the switch is mistaken for a light switch. Recommend that a qualified person repair per standard building practices.

54) One oil-fueled appliance used a masonry chimney for a flue, and no stainless steel or cast-in-place liner was installed (A short section at top of existing terracotta flue tiles was deteriorated). These types of liners ensure a correct draft, and prevent damage to the masonry flue from corrosive exhaust deposits and moisture in the exhaust gases. Recommend that a qualified contractor install a liner per standard building practices. For more information search for "oil liner" at:
http://www.reporthost.com/?CSIA

55) A pellet stove was installed. The inspector performs a visual evaluation of such wood-burning devices and their components, and does not light fires. Unlike wood stoves, there are no generic standards or guidelines for pellet stove installations, so they're installed per the manufacturer's instructions. Recommend that a qualified specialist evaluate to determine if the installation is in accordance with the manufacturer's specifications (e.g. clearances, hearth size, flue configuration). For more information, visit:
http://www.reporthost.com/?PELLET

56) 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.

60) The toilet at location(s) #A was loose where it attached to the floor. Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

61) The water supply was inoperable (tub 1st floor) and there was no hot water flow at the 2nd floor. As a result the inspector was unable to fully evaluate. Shut-off valve(s) may be turned off, or repairs may be needed. Recommend asking the property owner about this if possible, and that a qualified plumber evaluate and repair if necessary.

62) The hot water supply flow for the sink at location(s) #A was low. Recommend that a qualified plumber evaluate and repair as necessary.

63) Vinyl floor tiles was installed in the bathroom at location(s) #B. Spilled water can penetrate seams and damage the sub-floor. Recommend that a qualified contractor install continuous waterproof flooring in wet areas such as bathrooms.

64) The bathtub surround at location(s) #B was deteriorated, damaged or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor replace or repair the surround as necessary.

65) One or more bathtub faucet handles at location(s) #B were missing. Recommend that a qualified person repair or replace handles as necessary.

66) The shower diverter valve at location(s) #A was inoperable, making the shower inoperable. Recommend that a qualified plumber repair as necessary.

72) Handrails at 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.

73) Condensation or staining was visible between multi-pane glass in one or more windows. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.

Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.

74) Floors on the 2nd floor were not level. This can be caused by foundation settlement or movement of the foundation, posts and/or beams (note: the original foundation appears to have been replaced). No structural concerns related to this issue were found. Significant repairs may be needed to make floors level. Recommend that a qualified contractor repair as necessary.

75) Fungal rot was found at one or more exterior doors. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.

76) One or more interior doors were damaged and/or loose. Recommend that a qualified person replace or repair doors as necessary.

77) Crank handles at some windows were missing. Recommend that a qualified person replace handles or make repairs as necessary.

78) The open-close mechanisms for one or more casement windows were difficult to operate, inoperable or damaged. Recommend that a qualified person repair as necessary.

79) Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.

80) One or more ceilings were cracked and/or loose. Recommend that a qualified person repair as necessary.

81) Vinyl, linoleum or marmoleum flooring in the kitchen was damaged. If in a wet area, water can damage the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.

89) Because of apparent structural damage at location(s) #A, recommend that a qualified contractor evaluate and repair as necessary. All wood significantly damaged by wood-destroying insects or fungal rot should be replaced or removed. See basement section.