Summary

1) The propane gas supply was not available during the inspection (tank empty, shut-off valve turned off, no tank installed, etc.). 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.

2) Water was leaking at the sink faucet base or handles. Recommend that a qualified plumber repair as necessary.

3) Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances normally need servicing annually or every few years. Consult with the property owner and/or a qualified specialist to determine if service is needed now.

4) An apparent "vent-free" gas fireplace or stove was installed. The client should be aware that exhaust gases from these appliances are vented directly into the living space where they are located, not outdoors. Exhaust gases can contain carbon monoxide, nitrogen dioxide, sulfur dioxide, particles and other pollutants. They can also contain very high levels of moisture (up to 25%), which can be be detrimental to a house over time. Unpleasant odors may be emitted.

Vent-free fireplaces or stoves are not allowed in some municipalities. They must be used exactly as described by the manufacturer, normally for limited times, not in bedrooms and not while occupants are sleeping. They must be serviced periodically. Consult with a qualified HVAC contractor knowledgeable of local codes, and that this appliance be evaluated. For more information, visit:
http://www.reporthost.com/?VENTFREE

5) The chimney has been capped at the top. As a result, no solid fuel such as wood, coal or firelogs should be burned in the fireplace. Before any use of the fireplace for these types of fuels, recommend having a qualified contractor or chimney specialist to inspect and make repairs.

6) One or more masonry chimney crowns were cracked and/or deteriorated. Crowns are meant to keep water off of the chimney structure and prevent damage from freeze-thaw cycles. Chimney crowns are commonly constructed by mounding concrete or mortar on the top chimney surface, however this is substandard. A properly constructed chimney crown should:

• Be constructed using either precast concrete slabs, cast-in-place steel reinforced concrete, solid stone, or metal
• Be sloped down from the flue a minimum of 3 inches of fall per foot of run
• Extend a minimum of 2 1/2 inches beyond the face of the chimney on all sides
• Not directly contact the flue liner (if installed), with the gap filled with flexible caulk
• Have flashing installed between the bottom of the crown and the top of the brick chimney

Recommend that a qualified contractor repair or replace crowns as necessary, and per standard building practices.

7) The gas fireplace or stove was not fully evaluated because there was no propane gas available or no tank was set. Recommend that the client review all documentation for such gas appliances and familiarize themselves with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.

8) The door between the garage and the house did not appear to be fire resistant, or the inspector was unable to verify that it was via a label. This is a potential safety hazard. House to garage doors, to prevent fire and fumes from spreading from the garage into interior living space, should be constructed of fire-resistant materials. Doors, generally considered to be suitable for the purpose, are solid core wood, steel, honeycomb steel or a door that has been factory labeled as fire rated. Recommend that a qualified contractor replace or repair the door and, at that time, make any other corrections that might be required to provide suitable fire resistance between the garage and the dwelling per standard building practices. For more information, visit:
http://www.reporthost.com/?AGFR

11) Plastic water supply pipes were installed, and the electric service appeared to rely on metal water supply pipes for a grounding electrode. The plastic pipes may have compromised the grounding system and may pose a safety hazard for shock. Recommend that a qualified electrician evaluate and repair if necessary.

12) One or more electric receptacles (outlets) at the kitchen, bathroom(s), exterior and/or basement 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

(none in the kitchen, baths on main floor, exterior, and basement outlets)

13) One or more smoke alarms were missing, damaged, or missing components. Smoke alarms should be replaced as necessary. For more information, visit:
http://www.reporthost.com/?SMKALRM

14) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:
http://www.reporthost.com/?SMKALRMLS

15) Carbon monoxide alarms were missing . This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed in the vicinity of each sleeping area, on each level and in accordance with the manufacturer's recommendations. Recommend installing additional carbon monoxide alarms per these standards. For more information, visit:
http://www.reporthost.com/?COALRM

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

(siding at garage end of home, and eave trim at the right and left front corners)

17) Extensions such as splash blocks or drain pipes for one or more downspouts were misaligned or not connected. 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.

(front left corner)

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.

20) Copper water supply pipes were installed. Copper pipes installed prior to the late 1980s may be joined with solder that contains lead, which 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 approximately 50% lead. The client should be aware of this, especially if children will be using this water supply system. Note that the inspector does not test for toxic materials such as lead. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions include:

• Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than 6 hours
• Install appropriate filters at points of use
• Use only cold water for cooking and drinking, as 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 plumber replace supply pipes and/or plumbing components as necessary

For more information visit:
http://www.reporthost.com/?LEADDW
http://www.reporthost.com/?LEAD

21) 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

22) A water softener system was installed on the premises. 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. Water softeners typically work by removing unwanted minerals (e.g. calcium, magnesium) from the water supply. They prevent build-up of scale inside water supply pipes, improve lathering while washing, and prevent spots on dishes. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit:
http://www.reporthost.com/?WTRSFT
http://www.reporthost.com/?HRDWTR

23) One or more registers for the HVAC system were installed so they opened into the garage. This forms a direct connection between the garage and living spaces in the house. This is a safety hazard for carbon monoxide poisoning, fumes and fire. Recommend that a qualified person remove the register and make permanent repairs to patch the ductwork per standard building practices.

24) Hookups for a clothes washer and/or dryer were installed in the garage. The client should be aware that any source of spark or flame, including motors and circuitry in laundry equipment, are a potential source for spark (or flame with a gas-fired clothes dryer). Such equipment should be elevated at least 18 inches off the floor because vapors from gasoline or other flammable fluids that are heavier than air may be present.

25) Recommend replacing HVAC filters upon taking occupancy. Recommend checking filters monthly in the future and replacing them as necessary. How frequently they need replacing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).