Summary

1) Microbial growths were found at one or more locations in the crawl space. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit:
http://www.reporthost.com/?MOLDCDC
http://www.reporthost.com/?MOLDEPA

2) 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.

3) Sidewalk(s) and/or stairs were undermined in one or more areas, where soil has eroded out from beneath the sidewalk/patio. Significant damage has occurred, where one or more sidewalk and/or stairs sections need replacing. Recommend that a qualified contractor replace or repair sections as necessary.

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

6) Fungal rot was found at one or more Exposed wood. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified person repair as necessary. All rotten wood should be replaced.

10) One or more support posts were constructed of multiple pieces of lumber, rock and concrete instead of one continuous piece. Such posts lack strength and are subject to collapse during an earthquake. A single, solid piece of lumber that extends from the footing below to the beam above should be used for wooden support posts. Recommend that a qualified contractor repair per standard building practices. For example, by replacing such posts with a single piece of adequately-sized dimensional lumber.

11) No insulation was installed under the floor above the crawl space. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.

12) No vapor barrier was installed in the crawl space. This is a conducive condition for wood-destroying organisms due to the likelihood of water evaporating from the soil below up into the structure. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified contractor install a vapor barrier per standard building practices.

13) Ventilation for the crawl space was substandard. There were no vents visible. This can result in high levels of moisture in the crawl space and is a conducive condition for wood-destroying organisms. One square foot of vent area should be installed for 150 square feet of crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. Recommend that a qualified contractor install or improve venting per standard building practices.

14) Under-floor insulation was damaged or deteriorated in some areas, and may result in reduced energy efficiency. Recommend that a qualified person repair or replace insulation as necessary.

15) Flashings at the base of one or more chimneys were missing. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary.

16) One or more rubber or neoprene pipe flashings were missing, split or cracked. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor replace flashings where necessary.

17) Gutters were missing over one or more entrances. People entering and exiting the building are likely to get wet during periods of rain as a result. Most buildings benefit from having a complete drainage system installed, but at a minimum, recommend installing gutters over entrances.

18) One or more metal roof panels were Scratched. Leaks may occur as a result. Recommend that a qualified person repair as necessary.

20) One or more electric receptacles (outlets) and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.

21) 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.

22) There’s an electrical junction box that’s inside the shower surround. Recommend moving box out of the shower surround

23) 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

24) Ceiling fan doesn’t work, is loud or wobbly. Recommend having a qualified person repair as necessary.

30) 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

31) One or more electric baseboard heaters were inoperable. Recommend that a qualified electrician repair or replace as necessary.

33) Fan did not kick on when fire place reach a hot temperature. Recommend having a qualified person repair as necessary.

34) The flow from the sink's hot, cold and/or sprayer water supply was low or inoperable. Recommend that a qualified person evaluate and repair as necessary. Shut-off valves may be partially or fully closed. Note that the inspector does not operate shut-off valves. If repairs are needed, a qualified plumber should make them.

35) One or more cabinets, drawers and/or cabinet doors, shelving were loose, damaged, deteriorated or don’t work properly. Recommend that a qualified person repair or replace as necessary.

36) The sink sprayer was inoperable. Recommend that a qualified person repair or replace as necessary.

37) The hot and cold water supplies appeared to be reversed at the bathtub at location(s) #B. Normally, cold water is controlled by the right faucet handle and hot by the left. For mixing faucets, cold is supplied with the handle to the right and hot when the handle is to the left, or as indicated by the faucet's markings. At a minimum this is an inconvenience, but it can also result in accidental scalding. Recommend that a qualified plumber repair as necessary.

38) Caulk was missing around the base of the bathtub spout, or there was a gap behind it, at location(s) #B. Water may enter the wall structure behind the bathtub. Recommend that a qualified person repair as necessary to eliminate the gap. For example, by installing or replacing caulk if the gap is small enough. For larger gaps, a shorter spout nipple or an escutcheon plate can be installed.

39) Shower diverter is stuck shut.

40) Faucet is damaged

42) Some exterior door hardware, including Weatherstripping were loose. Recommend that a qualified person repair or replace as necessary.

43) Deadbolts on one or more exterior doors were difficult to operate. Recommend that a qualified person repair as necessary.

44) One or more window/door screens were missing, damaged or deteriorated. These window/door (s) may not provide ventilation during months when insects are active. Recommend replacing window/door screens as necessary.

45) One or more walls were damaged. Recommend that a qualified person repair as necessary.

46) Carpeting in one or more areas was loose. Recommend that a qualified contractor repair as necessary. For example, by stretching or replacing carpeting.

47) One or more sliding glass and or screen doors were difficult to open or close. Recommend that a qualified person maintain, repair or replace door(s) as necessary. Often, cleaning the track and applying a lubricant will help.

48) Blinds are damaged or don’t work properly. Recommend having a qualified person repair/replace as necessary.

49) Lock mechanisms on one or more windows were missing. This can pose a security risk. Recommend that a qualified person repair as necessary.

50) Cabinet handles are missing