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Safe Pro Inspection Services

Website: http://www.reporthost.com/safeproinspections
Email: chickerson@att.net
Phone: (901) 317-0092

  

Multi Unit Limited Inspection Report

Client(s):  Chau Phan
Property address:  3250 Guernsey Ave
Memphis TN 38112-1510
Inspection date:  Saturday, January 13, 2018

This report published on Thursday, January 18, 2018 6:50:42 AM CST

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.
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a risk of injury or death
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Roofs
Electric
Plumbing / Fuel Systems
Water Heaters
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Bathrooms, Laundry and Sinks
Interiors, Doors and Windows
Exterior and Foundations

View summary
Attachments
3250Guernseydatasheet.pdf
3250Guernseydiagram.pdf


General Information
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Report number: 3250G
Time started: 1-7-2018
Time finished: 1-13-2018
Present during inspection: Property owner
Inspector: Collin Hickerson
Weather conditions during inspection: Snow, hail or sleet
Temperature during inspection: Cold
Ground condition: Snow covered
Recent weather: Snow, hail or sleet
Overnight temperature: Freezing
Age of main building: 1964
Source for main building age: Municipal records or property listing

1) All units need the wall furnace evaluated by a heating contractor. Even though the gas was not on, it was apparent that the units did not work. All were in a state of disrepair.
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Photo 1-1
example of indoor gas wall furnace
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Photo 1-2
example of indoor gas wall furnace
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Photo 1-3
example of indoor gas wall furnace
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Photo 1-4
example of indoor gas wall furnace
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Photo 1-5
example of indoor gas wall furnace
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Photo 1-6
example of indoor gas wall furnace
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Photo 1-7
Furnace example
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Photo 1-8
Example of wall furnace furnace
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Photo 1-9
Example of wall furnace furnace
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Photo 1-10

2) Entire building is in a state of rehab with some units more complete that others
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Photo 2-1
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Photo 2-2
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Photo 2-3
 

3) The water service was not turned on during the inspection. The inspector operates only "normal" controls such as faucets, and does not operate shut-off valves to the water meter or dwelling units. As a result, plumbing supply, drain waste and vent lines, traps, pumps, fixtures, and some appliances such as water heaters weren't fully evaluated. The water pressure was not determined. Recommend that a qualified person make a full evaluation of the plumbing system after the water supply is turned back on. Areas below the house should be evaluated after plumbing has been operated to check for leaks. Any problems that are found after this evaluation should be repaired by a qualified plumber.

4) The natural gas service was not turned on during the inspection. The inspector operates only "normal" controls such as thermostats, stove burner knobs, and on/off switches, and does not operate gas shut-off valves or activate pilot lights. As a result, items such as but not limited to the gas supply system, gas-fired water heater(s), gas-fired forced air furnace(s), gas fireplace(s), stove(s), and range(s) weren't fully evaluated. The inspector was unable to test for gas leaks. Recommend that a qualified person make a full evaluation of the gas supply system and gas-fired appliances after the gas supply is turned back on. Any problems that are found after this evaluation should be repaired by a qualified contractor.

5) Electricity was not available during the inspection (e.g. service turned off, main disconnect off or tripped, service in disrepair or not fully installed). The inspector operates only "normal controls" such as switches or knobs, and does not reset or turn on circuit breakers or remove or install fuses. As a result, branch circuit wiring, receptacles, fixtures such as lights and fans, switches, ground fault circuit interrupter (GFCI) devices, arc fault circuit interrupter (AFCI) devices, and some appliances such as electrically powered water heaters, forced air furnaces, heat pumps, air conditioning units, and kitchen appliances weren't fully evaluated. Recommend that a qualified person make a full evaluation of the electric system and electrically powered appliances after the electric service is turned back on. Any problems that are found after this evaluation should be repaired by a qualified contractor.

6) Based on construction observed, repairs and 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.

7) Unit #5 was not inspected because property manager did not have the key. Units #2 and #4 were not inspected because they were occupied. Apparently the tenant was not notified or refused inspection.

8) Unit 9 was occupied and/or contained furniture, stored items and/or debris. As a result, some areas were obscured, hidden or inaccessible. 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.

Unit #9 is being converted to a laundry room and office. Lots of building materials are being stored here.

Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level
Condition of driveways and parking areas: Appeared serviceable
Driveways and parking areas material: Asphalt, Poured in place concrete, Gravel
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Near, at or beyond service life
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Metal

9) All stairs, handrails, and guard rails should be repainted due to lead based paint warnings. Using prescribed lead based paint methods.
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Photo 9-1
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Photo 9-2
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Photo 9-3
 

10) Service entrance is in disarray and should be evaluated by a qualified electrician.
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Photo 10-1
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Photo 10-2

11) Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.
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Photo 11-1
Front sidewalk severe trip hazard
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Photo 11-2
Same as photo 9-1 another angle. Severe trip hazard
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Photo 11-3
Front at driveway depression needs to be filled in with dirt or concrete
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Photo 11-4
Soil depressed/ uneven and is a trip hazard
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Photo 11-5
Hole is unexpected and a trip hazard on left side of building
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Photo 11-6
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Photo 11-7
Broken concrete parking stops and a severe trip hazard
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Photo 11-8
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Photo 11-9
Clean out drain should be ground level to avoid trip hazard.
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Photo 11-10
large concrete block is a severe trip hazard

12) One or more deck, patio and/or porch covers were deteriorated. Recommend that a qualified person repair or replace as necessary, and per standard building practices.

Sidewalk cover is deteriorated with falling rusted panels and should be resealed and recovered.
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Photo 12-1
Right side of complex
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Photo 12-2
Right side of complex
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Photo 12-3
Left side of complex
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Photo 12-4
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Photo 12-5
Far end of complex
 

13) One or more tree stumps were close to a building exterior. could be a trip hazard. Wood-destroying insects such as carpenter ants nest in such stumps and are more likely to infest the building as a result. Recommend that large tree stumps within a few feet of the building be removed by a qualified tree service contractor.
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Photo 13-1
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Photo 13-2

14) The gravel driveways and/or parking areas were in poor condition. Recommend that a qualified person repair as necessary. For example, by filling holes, grading and spreading new gravel.
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Photo 14-1
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Photo 14-2

15) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in driveways and/or parking areas, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.

16)   Old metal boxes in the front of both left and right wings are a severe tripping hazard and should be removed. May contain old lighting equipment that could be restored.
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Photo 16-1
Front
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Photo 16-2
Closer picture of metal enclosure.

17)   Utility service entrances are in disrepair and should be restored by a qualified gas and electrical contractor.
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Photo 17-1
Gas service lines
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Photo 17-2
Broken security cage has allowed electric meters to be removed.
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Photo 17-3
Broken security cage has allowed electric meters to be removed.
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Photo 17-4
Broken security cage has allowed electric meters to be removed.
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Photo 17-5
Gas lines in disrepair- should be properly capped and locked.
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Photo 17-6
Utility provider should be contacted to repair their equipment.Lose covers and wires pose a safety hazard.
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Photo 17-7
Low hanging utility/cable wire poses a safety hazard. Utility provider should be contacted to make repairs.
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Photo 17-8
Gas lines in disrepair- should be properly capped and locked.
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Photo 17-9
Utility provider should be contacted to repair their equipment.Lose covers and wires pose a safety hazard.
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Photo 17-10
Gas lines in disrepair- should be properly capped and locked.

18)   Some exterior repairs needed:
1.) Mailbox cover and ,mail boxes
2.) Air conditioner cut out should be finished with lined side walls.
3.) openings at brick door entrance in # 14 and #18 should be sealed so as not to allow water or pest intrusion.
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Photo 18-1
Air gaps at brick should be sealed to prevent moisture
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Photo 18-2
Seal brick spaces so as not to allow water/moisture intrusion
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Photo 18-3
Cover should be repaired and some mailboxes need repair/replacement.
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Photo 18-4

19)   Fencing all around unit should be evaluated because several areas are a safety hazard due to exposed nails, mangled chain link or jagged wood.
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Photo 19-1
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Photo 19-2
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Photo 19-3
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Photo 19-4
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Photo 19-5
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Photo 19-6
Utility provider should be contacted to repair their equipment.Lose covers and wires pose a safety hazard.

20)   Garbage and debris around units.
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Photo 20-1
Stored building materials in unit #9
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Photo 20-2
Several sections of wrought iron fencing was located in different areas.
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Photo 20-3
At rear of building.
 

Roofs
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Roof inspection method: Viewed from eaves on ladder
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Synthetic plasticized or rubberized single-ply membrane, Rolled composition
Roof type: Flat or low slope
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)

21) Substandard repairs were found at one or more locations on the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair per standard building practices.
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Photo 21-1
Top cap aluminum siding covering was lose in several places around all buildings. Should be secured and sealed.
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Photo 21-2
Soffits separated in several areas around all buildings
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Photo 21-3
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Photo 21-4
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Photo 21-5
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Photo 21-6
Another example of soffits separated from fascia. Allowing moister and vermin into building interior.
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Photo 21-7
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Photo 21-8

22) Ponding (pools of standing water) was found at one or more locations on the flat or low-slope roof surface. Even on a flat roof, water should be removed by a drainage system so that any remaining water evaporates within 48 hours after it rains. Prolonged standing water can result in roof leaks. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary to prevent ponding.

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

Boots missing from some penetrations. Recommend a qualified roofer evaluate and repair as necessary.
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Photo 23-1
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Photo 23-2
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Photo 23-3
boots missing on roof penetrations.
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Photo 23-4
inadequate tar coverage in all edges of roof. Does not allow proper drainage.

24) Alligatoring, crazing, fissures and/or cracks were found in one or more areas of the flat or low-slope roof surface. This is often caused by exposure to ultraviolet light (the sun), and eventually results in water penetrating the underlying roof membrane and causing leaks. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary.
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Photo 24-1
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Photo 24-2
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Photo 24-3
 

Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Required repair, replacement and/or evaluation (see comments below)
Primary service type: Overhead
Typical number of service conductors: 3
Typical service voltage (volts): 120-240
Typical estimated service amperage: 100
Typical primary service overload protection type: Circuit breakers
Typical main disconnect rating (amps): 100
Typical system ground: Ground rod(s) in soil
Condition of main service panel(s): Required repair, replacement and/or evaluation (see comments below)
Condition of sub-panel(s): Required repair, replacement and/or evaluation (see comments below)
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Branch circuit wiring type: non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible

25) One or more slots where circuit breakers are normally installed were open in electric panel(s) at unit(s) . Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.

Several panel boxes had missing, incorrect sized or broken panel covers. Recommend replacing All panel boxes and breakers. Not including the remodeled laundry and office which has a new panel box.
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Photo 25-1
#18 Missing cover and mismatched breakers.
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Photo 25-2
#15 Missing covers and mismatched breakers.
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Photo 25-3
#11 Breakers are set back from cover leaving gaps.
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Photo 25-4
Missing cover and mis matched breakers
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Photo 25-5
#5 Missing cover and mis matched breakers
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Photo 25-6
#1 Panel box cover is misaligned and not designed for this breaker configuration. Breakers have also been painted and now considered unsafe.
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Photo 25-7
#6 panel cover is not designed for this breaker configuration.
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Photo 25-8
#10 Missing cover and mis matched breakers
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Photo 25-9
#14 Missing cover and mis matched breakers
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Photo 25-10
#16 mismatched breakers do not allow cover to fit panel box with out gaps.

26) One or more cover plates for switches, receptacles or junction boxes were missing or broken at unit(s) 1, 6, 8, 10 and 11. 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.
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Photo 26-1
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Photo 26-2
Electric heater in bathroom. Open wiring access must be evaluated by a qualified electrician for proper operating condition before occupied.
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Photo 26-3
Receptacle is misaligned and recessed into switch box leaving dangerous gaps.
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Photo 26-4
missing switch cover
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Photo 26-5
Receptacle is misaligned and recessed into switch box leaving dangerous gaps.
 

27) The legend for circuit breakers or fuses in electric panel(s) at unit(s) 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.

Most of the panels observed did not have proper labeling
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Photo 27-1
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Photo 27-2
Missing cover and mis matched breakers
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Photo 27-3
#1 Panel box cover is misaligned and not designed for this breaker configuration. Breakers have also been painted and now considered unsafe.
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Photo 27-4
Wiring is not connected

Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Typical location of main water shut-off(s): Laundry room
Condition of supply lines: Appeared serviceable
Typical supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Galvanized steel
Condition of waste lines: Appeared serviceable
Waste pipe material: Cast iron
Vent pipe condition: Required repair, replacement and/or evaluation (see comments below)
Vent pipe material: Plastic
Condition of fuel system: Required repair, replacement and/or evaluation (see comments below)
Location of main fuel shut-off valve(s): At gas meter(s)

28) One or more sections of galvanized steel gas supply piping were routed underground. This type of piping is likely to corrode underground. Steel pipes with a factory coating other than galvanized zinc, or approved plastic pipe, should be used. Recommend that a qualified contractor repair per standard building practices.

29) One or more flexible gas supply connectors were installed where they were subject to damage at unit(s) . For example, from foot traffic, stored items being moved, pets, or use of gardening tools. This is a potential explosion and/or fire hazard. Recommend that a qualified contractor repair per standard building practices.

30) One or more propane or natural gas supply terminations were unused (no appliance connected) and no cap was installed on the gas shut-off valve(s). Gas can flow directly out of the termination with the shut-off valve is opened. This is a potential fire hazard. Recommend that a qualified person install caps where missing per standard building practices.

31) One or more hose bibs appeared to be inoperable. No water flowed from the bib(s) when turned on. This may be due to a shut-off valve being turned off. Note that the inspector does not operate shut-off valves. Recommend consulting with the property owner about inoperable hose bibs, and if necessary have a qualified plumber make repairs.

32) One or more plumbing vent pipes had plastic caps installed at their ends. Sewer gases cannot escape and can enter living spaces as a result. Caps should be knocked out or removed so all vent pipes are unobstructed.

Water Heaters
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heaters: Required repair, replacement and/or evaluation (see comments below)
Types: Tank
Energy sources: Electricity

33) Wiring for the water heater's power supply at unit(s) was exposed and subject to damage. Standard building practices call for non-metallic sheathed wiring to be protected with BX armored conduit to prevent damage. This is a potential safety hazard for shock. Recommend that a qualified contractor repair per standard building practices.
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Photo 33-1
#13
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Photo 33-2
#14 Tops of hot water tanks is dirty and a safety hazard
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Photo 33-3
#10 Missing covers
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Photo 33-4
# 16 Hot Water Tank is missing wiring covers and is a severe safety hazard

34) Significant corrosion or rust was found on the water heater tank casing at units 19, 15, 13, 11, 5, 1, 6, 10, 14, and 16. This is an indication that the water heater is near or at the end of its service life. At a minimum, monitor this water heater and budget for a replacement in the near future. Consider replacing the water heater now before any leaks occur. Significant flooding can occur if the water heater does fail.
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Photo 34-1
#19
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Photo 34-2
#15
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Photo 34-3
#13
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Photo 34-4
#11
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Photo 34-5
#5
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Photo 34-6
#1
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Photo 34-7
#6
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Photo 34-8
#14 Tops of hot water tanks is dirty and a safety hazard
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Photo 34-9
#10 Missing covers
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Photo 34-10
# 16 Hot Water Tank is missing wiring covers and is a severe safety hazard

35) One or more active leaks were found at the water heater's at unit(s) 7 and/or 8. A qualified plumber should evaluate and repair as necessary.

Not connected to water supply.
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Photo 35-1
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Photo 35-2
Hot water tank is diconected

36) The water heater's at all units did not have water or electricity. The water heater and hot water supply system (e.g. faucets, controls) were not fully evaluated because of this. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the water heater is operable. Note that per the standards of practice for various professional home inspection organizations, the inspector does not operate shut-off valves, pilot lights or over-current protection devices, or any controls other than "normal controls."

37) The estimated useful life for most water heaters is 8-12 years. The inspector was unable to determine the age of the water heater at unit(s) due to the manufacturer's label being obscured, no serial number being visible, or the serial number not clearly indicating the age. The client should be aware that this water heater may be near, at or beyond its useful life and may need replacing at any time. Recommend attempting to determine the water heater's age.

If found to be near, at or beyond its useful lifespan, 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 does fail. 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)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
Heating system type(s): Furnace
Heating distribution type(s): None, individual heaters
Condition of electric heaters (not forced air): Required repair, replacement and/or evaluation (see comments below)
Electric heater type (not forced air): Wall mounted
Condition of controls: Required repair, replacement and/or evaluation (see comments below)

38) One or more heating systems were not fully evaluated because the . Recommend that a full evaluation be made by a qualified specialist when conditions have been corrected so the system is operable. Note that the inspector does not operate shut-off valves, pilot lights or circuit breakers, or any controls other than normal controls (thermostat).

Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Appeared serviceable

39) One or more cabinets, drawers and/or cabinet doors were at unit(s) . Recommend that a qualified person repair or replace as necessary.
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Photo 39-1
#1
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Photo 39-2
#1 Missing drawers
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Photo 39-3
#6 Cabinet doors are falling
 

40)   Plumbing was not connected in #11
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Photo 40-1
 

Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)

41) The water supply was inoperable or there was no water flow one or more sinks, toilets, bathtubs or showers at unit(s) . 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.

42) Gaps, no caulk, or substandard caulking were found at unit(s) . Water can penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing or replacing caulk.
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Photo 42-1
#1 Sink top and cabinet is very lose from wall and in danger of falling
 

43) The bathtub drain stopper mechanism was at unit(s) . Recommend that a qualified person repair or replace as necessary.
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Photo 43-1
#3 Bathtub stop cock in disrepair
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Photo 43-2
Missing shower head

44) Substandard repairs were found at the sink drain at unit(s) (e.g. tape, sealant, non-standard components). Recommend that a qualified plumber repair per standard building practices.
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Photo 44-1
#9 bathroom sink is new but not hoked up to plumbing lins
 

Interiors, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Carpeting and flooring, when installed over concrete slabs, may conceal moisture. If dampness wicks through a slab and is hidden by floor coverings that moisture can result in unhygienic conditions, odors or problems that will only be discovered when/if the flooring is removed. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Metal
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Tile

45) Carpeting in one or more areas was loose and posed a trip hazard at unit(s) . Recommend that a qualified contractor repair as necessary. For example, by stretching or replacing carpeting.
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Photo 45-1
# Carpet no finished at threshold
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Photo 45-2
# Carpet no finished at threshold
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Photo 45-5
Carpet installation is not complete.
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Photo 45-6
Carpet instalation is not complete
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Photo 45-7
Carpet instalation is not complete - missing threshold
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Photo 45-8
# Trash and debris

46) One or more exterior doors had double-cylinder deadbolts installed at unit(s) 7 and/or 8, where a key is required to open them from both sides. This can be a safety hazard in the event of an emergency because egress can be obstructed or delayed. Recommend replacing double-cylinder deadbolts with single-cylinder deadbolts where a handle is installed on the interior side.
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Photo 46-1
#7
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Photo 46-2
#8 keyed deadbolt is a safety hazard and not allowed.

47) One or more at units had minor wall damage . Recommend that a qualified person repair as necessary.
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Photo 47-6
# window will not close
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Photo 47-7
Missing wall tiles allow water/moisture intrusion.
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Photo 47-8
Floor and wall damage inside Hot water tank closet

48) Some exterior door hardware, including locksets, deadbolts and/or latches were at unit(s) . Recommend that a qualified person repair or replace as necessary.
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Photo 48-6
Stiker plates do not lline up properly and do not provide security.

49) One or more interior doors were at unit(s) . Recommend that a qualified person replace or repair doors as necessary.
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Photo 49-1
# Off hinges
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Photo 49-2
Hole in door
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Photo 49-3
# Off hinges
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Photo 49-4
#1 interior door is missing

50) Glass in one or more was cracked, broken and/or missing at unit(s) 9 and/or 10. Recommend that a qualified contractor replace glass where necessary.
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Photo 50-1
#10 Window is cracked
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Photo 50-2
#9 window is broken

51) One or more exterior doors had minor damage and/or deterioration at unit(s) . Although serviceable, the client may wish to repair or replace such doors for appearances' sake.
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Door jamb is broken
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Photo 51-5
Door jamb is broken and trim is separated. Security issue
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Photo 51-6
# Off hinges
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Photo 51-7
Stiker plates do not lline up properly and do not provide security.
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Photo 51-8
Door repair is sub standard
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Photo 51-9
Hole in door
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Photo 51-10
# Off hinges

Exterior and Foundations
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Brick veneer
Condition of foundations and footings: Appeared serviceable
Apparent foundation types: Concrete slab on grade
Foundation/stem wall material: Poured in place concrete

52) The masonry (brick or stone) veneer was deteriorated or damaged in some areas. Where cracks or openings are exposed, water can enter the wall structure causing mold, fungal growth and structural damage. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.
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Photo 52-1
Air gaps at brick should be sealed to prevent moisture
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Photo 52-2
Seal brick spaces so as not to allow water/moisture intrusion
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Photo 52-3
 

53) 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.

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