1)  Guardrails at one or more locations with drop-offs higher than 30 inches were deteriorated, and pose a fall hazard. Recommend that a qualified person repair guardrails as necessary.

2)  Wood rot was found in decking boards at one or more decks or porches. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.

Recommend removing the loose paint by scraping or sanding and
then paint to protect the wood from the elements.

3)  Cracks, holes, settlement, heaving and/or deterioration were found in driveways and/or parking areas. Recommend that qualified contractor repair as necessary.

4)  Recommend that the deck be prepped and painted to protect against the elements.

5)  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.

6)  Side panel by steps is rotted. Recommend replacing and protecting from the elements with several coats of a exterior paint or epoxy based paint.

7)  majority of the asphalt is in a healthy condition.

8)  Some sections of siding and/or trim were damaged. Recommend that a qualified person repair, replace or install siding or trim as necessary.

9)  Minor crack in the foundation. Recommend that this be repaired before winter. If water were to enter and freeze, it cause additional damage.
https://tinyurl.com/dryloccaulk

10)  Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.

11)  The paint or stain finish over much of the entire structure was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the entire building exterior per standard building practices. Any repairs needed to the siding or trim should be made prior to this.

12)  Cement pad on the side of the home is damaged and a section has been broken off. Recommend that the pad be repaired or replaced.

13)  Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.

14)  Spalling on cement walls, also known as concrete spalling, refers to the deterioration of the concrete surface where it flakes, chips, peels, or breaks away. This can happen due to various factors, including water damage, or freeze-thaw cycles.

No signs of elevated moisture levels at the time of the inspection.

Repairing Spalling:

Patching:
Small spalls can often be repaired by patching with a suitable concrete repair material.

Resurfacing:
For more extensive spalling, concrete resurfacing or overlaying can be used to restore the surface.

Professional Repair:
In severe cases, professional repair may be necessary to address structural damage.

15)  One section of composition shingles were damaged. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.

16)  Extensions such as splash blocks or drain pipes for one or more downspouts were missing. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.

17)  Debris on the guest roof needs to be removed. There is a broom and dust pan on the roof.

18)  Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.

19)  Section of the roof is abou a year old. the remaining roof is approximetly 10 to 15 years old.

20)  What appeared to be vermiculite insulation was found in the attic. Vermiculite produced prior to 1991 may contain asbestos, less so if mined after 1991. When vermiculite insulation is present in attics, the EPA recommends that it be left undisturbed and that the attic not be used for storage, and that people (especially children) should not enter the attic. If the client is concerned about this material posing a safety hazard, then consult with a qualified asbestos abatement specialist or industrial hygienist. For more information, visit:
http://www.reporthost.com/?VERMINS
http://www.reporthost.com/?AITH

21)  One or more sections of the roof structure appeared to have substandard ventilation, soffit vents were missing and/or ridge 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.

22)  Garage loft - no attic access

Guest house - Attic access in the roof where the water heater is located. Possible signs of vermiculite in the attic.

Primary home - No signs of ventilation. Recommend looking into gable and attic fan to reduce attic temperature.

23)  The automatic door opener at at unit(s) 2 was not plugged in. The inspector was unable to fully evaluate the automatic opener(s).

The middle garage door has the door opener unplugged. Home owner indicated that there may be an issue with the opener.

24)  No issues with the interior of the garage.

25)  One or more electric receptacles at the kitchen at unit(s) 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:
http://www.reporthost.com/?GFCI

GFCI's missing in garage loft and guest house kitchens. Recommend having GFCI's installed to prevent a shock hazard.

26)  One or more receptacles were broken or damaged at unit(s) 1. This is a potential shock or fire hazard. Recommend that a qualified electrician replace such receptacles as necessary.

27)  Smoke alarms were missing from bedrooms at unit(s) 1. Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom and on each level. For more information, visit:
http://www.reporthost.com/?SMKALRM

https://tinyurl.com/smokecodetector

28)  One or more electric receptacles had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard.
Recommend that a qualified electrician repair as necessary. For more information, visit:
https://www.reporthost.com/?RPR

Primary residence - bathroom
Guest house - 2 outlets found.

29)  Electric meters located on the exterior of each building.

30)  Garage main panel - 200 amp circuit, no issues

31)  Guest house - 200 amp panel - no issues

32)  Primary house - 150 amp panel - no issues

33)  Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.

34)  Based on visible components or information provided to the inspector, this property appeared to have a private sewage disposal (septic) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:

• Consult with the property owner about this system's maintenance and repair history
• Review any documentation available for this system
• Review inspection and maintenance requirements for this system
• That a qualified specialist evaluate, perform maintenance and make repairs if necessary

For more information, visit:
http://www.reporthost.com/?SEPTIC

35)  Main water shutoff located in the basement

36)  Gas meter located in the garage

37)  Waste cleanout located in the basement, inside the guest home, and on the side of the garage.

38)  Cesspool locations located in front of the guest house.
One for the primary home, the other for the quest and garage.

39)  Water pressure tested and found to be 55 psi.

40)  Garage - Water heater manufactured Jan. 2025
Water temp within specs

41)  Guest house - water heater manufactured Sept. 2022
Water temp a little above recommended 120 degrees

42)  primary - Gas water heater. Unable to find manufacturing date.
Water temp within specs.

43)  The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system(s).

Primary house AC manufactured in 2013 - 12 years old

44)  Garage loft - no issues with heat. Hot air measured on all registers.

45)  Guest house - Manufactured in 2023 no issues heat measured out of all registers.

46)  Primary - no issues with furnace, manufactured in 2016.

47)  No issues with the gas fireplace.

48)  No issues with any of chimneys in the primary or guest house.

49)  The oven bake function appeared to be inoperable at unit(s) 1. Consult with the property owner. If necessary, a qualified person should repair.

The right oven is not functioning and needs to be repaired.

50)  The cooktop exhaust fan was inoperable at unit(s) 1. Recommend that a qualified person repair or replace as necessary.

Home owner indicated that it was turned off. Recommend that the exhaust fan be turned on and tested.

51)  A bathroom with a shower or bathtub didn't have an exhaust fan installed at unit(s) 1, 2 and/or 3. 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.

52)  The sink drain stopper mechanism was missing at unit(s) 1. Recommend that a qualified person repair or replace as necessary.

https://www.lowes.com/pd/Keeney-Chrome-Bathroom-Decorative-Sink-Drain/3133211

53)  The bathtub drain stopper mechanism was inoperable at unit(s) 1 and/or 2. Recommend that a qualified person repair or replace as necessary.

Garage loft - Stopper and diverter is not functional. This does not allow you to take a bath, just a shower.
Primary - Rubber stopper has to be used.
https://www.lowes.com/search?searchTerm=bathtub+stoppert

54)  One or more windows that were designed to open and close were stuck shut at unit(s) 1. Recommend that a qualified person repair windows as necessary so they open and close easily.

56)  Termite traps installed around structures. No signs of active or past issues

57)  One or more ground fault circuit interrupter (GFCI) electric circuit breakers and/or was missing . This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.

A GFCI (Ground Fault Circuit Interrupter) breaker should be installed in the main breaker that connects to a pool because it provides critical protection against electrical shock hazards. Since pools involve water, which is a strong conductor of electricity, the risk of accidental electrocution is significantly higher.
Here's why a GFCI breaker is essential:
- Shock Prevention: It detects even small leaks in electrical current and immediately shuts off power to prevent electrical shock.
- Code Compliance: Many local and national electrical codes require GFCI protection for pool equipment, such as pumps and lighting.
- Water Safety: Since water increases the likelihood of electrical faults, a GFCI breaker ensures that any unintended electrical current is cut off before it poses a danger.
- Equipment Protection: It helps prevent damage to pool equipment by stopping dangerous electrical faults early.

58)  The swimming pool and its equipment were not fully evaluated because the pool was winterized. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the electricity supply is fully operable. Note that as per the standards of practice for InterNACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to light pilot lights, operate overcurrent protection devices or operate any controls other than "normal controls".