Summary

2) Gaps at stairs too wide (over 4"), recommend closing down or blocking. Gap should be sized so a small child cannot get through. Contact carpenter for repair.

Best practices for porch / deck stairs calls for:
* Stair risers (height of step) normally no more than 7 3/4" maximum.
* Stair risers and treads to have a maximum variation of 3/8" in height / depth.
* Stair treads (depth of stair) to have a 10" minimum tread.
* Stair risers must be closed to block passage of a 4" diameter sphere.
* Stair width normally a minimum of 36".
Have a carpenter evaluate and make any repairs as suggested.

Noted loose components and / or sway on exterior stairs, needs additional support or repair for safety.

Best practice for exterior stairs is to have a landing or platform of at least three feet square at the top and bottom. Bottoms of stairs should rest on a permanent pad (like concrete), not bear on stones, bricks, or blocks and not rest directly in the earth. Correct as needed.

Stairway should be fastened to the deck with metal hangars, none were seen here.

Boards on the deck show rot, cracks, checking, or other damage and need replacement.

Noted one or more of the deck support columns that are offset from the foundation (not sitting squarely on its support) or not fastened / supported properly. Have contractor evaluate entire deck and supports and make any needed repairs.

One or more deck or porch beams were not positively secured to the support post(s) and/or joists. Decks and porches are subject to movement under live loads and require a positive connection (not "toe-nailing" with nails) between framing members. Best practice calls for metal hangars or attachments to be tacked on for added strength.

Deck rail slightly loose, needs repair.

Deck / porch stairs should have a maximum unsupported span of six feet, with support posts under the stairs no more than six feet apart. Recommend adding posts for safety.

3) Noted cracks and deterioration of the driveway, repair or replace as needed by driveway contractor.

Looks like water is pooling here in the depressions near the garage door.

4) Noted deteriorated or rotting wood at door(s) that will need repair or replacement. Contact carpenter for evaluation and repair.

Termite contractor reports insect damage at front garage entry door that needs correction. Recommend treatment.

5) Noted deterioration to the path, patio and/or retaining wall(s) that will need repair. Contact appropriate contractor for correction.

15) Noted exposed roofing nails, missing shingles, cracked shingles and/or holes in the roof on the roof. Recommend roofer evaluate and repair as needed.

20) The garage vehicle door(s) will not "auto-reverse", or requires too much force to reverse. The door should reverse relatively easily when closing and when it strikes something. This is a safety hazard, especially for small children. Recommend having a qualified garage door contractor evaluate and repair as necessary.

23) Bedroom(s) noted in basement. Recommend you add an egress window / door to the exterior for each bedroom with a minimum opening (height) of 2 feet and a minimum width opening of 20". The window / door can not be higher than 44" off the floor. Contact local Fire Marshall for further info.

27) Ground and neutral wires and/or bus bars inside the electrical sub-panel appear to be tied together, this may be a safety issue. The neutral bus in a sub-panel is usually "floated" or isolated, not strapped to the panel enclosure or connected to the ground. Specifics of the type of sub-panel installation (# of feeder wires, location [as in a detached building], type of conduit used, whether the panels are physically connected, etc.) will have a bearing on if the grounds and neutrals should be connected. I recommend having a licensed electrician evaluate the system, make any corrections as needed.

28) One or more electrical outlets were dead at the exterior deck and at the dining room and appear to need repair. Please note that some outlets may be controlled by a switch that was not found or operated by the inspector. If the outlet was not powered off by the switch it will need to be fixed by a licensed electrician.

Deck outlet scorched, could not insert tester into outlet. Needs replacement.

38) No safety extension or a too short extension was noted on a pressure relief valve on the boiler. Need to have licensed heating contractor add for safety.

41) The estimated useful life for boilers is 15 to 20 years. This boiler appears to be approaching this age and may need replacing at any time.

42) Window / wall air conditioner(s) older, may need replacement at any time.

46) Toilet appears to be loose and may need re-anchoring. Recommend repairing so toilet is securely fastened to the floor. Loose toilets may also leak at the floor, monitor this area for any deterioration or damage and repair as needed.

55) While there are no markings on the smoke detector(s) to indicate age I see that they are of any older design. Normal life span for these devices is about ten years, these appear to be older. Recommend replacement for safety.

Recommend installing more carbon monoxide detectors so there is a working unit on each level of the home (none found in basement).

Make sure there are working smoke detectors in each hallway on every level of the home, and in each bedroom. Make sure there is a working carbon monoxide detector on each level of the home.

56) The ice maker, water dispenser and light for the refrigerator is not operating properly and needs repair.

The valve for the fridge water supply is located under the sink in the hall bathroom. It was shut off at the time of inspection.

57) Dishwasher needs repair to operate correctly - power was switched off and it would not fill with water. Soap door would not operate properly. Contact appliance service person for correction.

67) Water stain(s) noted in attic. Tested with moisture meter, area was damp or wet on day of inspection. Roof is leaking here (front right side). Have roofer repair flashing / roofing as needed.