Summary

1) Microbial growths were found at one or more locations in the crawl space, the basement , under guest house, and in basement under main house. 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

3) Large gaps at stair risers were found. This is a potential safety hazard for children (e.g. falling, getting stuck in gaps). Recommend that a qualified contractor repair as necessary to eliminate large gaps in stairs at elevations over 30 inches high. For example, by installing boards for risers.

4) One or more treads and or stringers at exterior stairs were loose, and deteriorated. This is a potential fall hazard. Recommend that a qualified person repair as necessary.

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

6) Some nails securing decking boards were loose and were not flush with the surfaces of boards. Boards are more likely to loosen and warp. This may pose a safety hazard to those with bare feet. Recommend that a qualified person repair as necessary. For example, by replacing nails or installing screws. Note that existing nails that are simply pounded back in will be likely to loosen again. Deck at guest house

7) One or more decking boards were loose. In some cases this may pose a trip hazard. Recommend that a qualified person repair as necessary.

8) Significant erosion was found in one or more areas. Recommend having a qualified person evaluate and make repairs as necessary to repair erosion, and to prevent erosion in the future. Right side of structure.

11) Major cracks or areas with damage were found in the masonry (brick) veneer. This may indicate that settlement has occurred and/or that the foundation has failed. At a minimum, a qualified contractor should repair the damaged masonry veneer to prevent water from entering wall cavities and causing mold, fungal rot or structural damage. Consult with a qualified engineer to determine if foundation repairs are needed, and/or if settlement is ongoing. Any such repairs should be made by a qualified contractor. Such contractors and engineers may include:

• Foundation repair contractors who may prescribe repairs, and will give cost estimates for prescribed repairs
• Masonry contractors who repair and/or replace brick veneer
• Geotechnical engineers who attempt to determine if settlement is ongoing, and the cause of the settlement
• Structural engineers who determine if repairs are necessary, and prescribe those repairs

front of structure

12) Fungal rot was found at one or more soffits, fascia. Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced.

13) The masonry (brick) veneer was deteriorated or damaged in some areas. Where cracks or openings are exposed, water may enter the wall structure causing mold, fungal growth and structural damage. Recommend that a qualified contractor repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.

14) One or more exhaust duct end caps were deteriorated. Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and can pose a fire hazard. Recommend that a qualified person repair or replace caps as necessary.

15) Moderate cracks (1/8 inch - 3/4 inch) were found in the foundation, under guest house. This may be a structural concern or an indication that settlement is ongoing. The client should consider hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:

• Foundation repair contractors who may prescribe repairs, and will give cost estimates for such repairs
• Masonry contractors who repair and/or replace brick veneer
• Geotechnical engineers who attempt to determine if settlement is ongoing, and the cause of the settlement
• Structural engineers who determine if repairs are necessary, and prescribe those repairs

At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.

16) 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.

18) Some areas of the exterior finish appeared to be exterior insulation and finishing system (EIFS). This is a synthetic stucco that is prone to failure, especially in damp climates. Typically, cracks occur in the finish and allow moisture to penetrate the foam backing. This often produces fungal rot which causes structural damage to wooden wall structures behind the EIFS. It may also result in mold growth.

The client should understand that this is a visual inspection only. No destructive testing or probing is performed, and the inspector cannot determine the condition of materials inside or behind the EIFS finish. It is common practice for EIFS to be evaluated by a certified EIFS specialist, even when no obvious signs of deterioration or substandard installation are found. Recommend that a certified specialist evaluate further to determine if repairs are needed. Any repairs needed should be made by a qualified contractor. For more information, visit:
http://www.reporthost.com/?EIFS

19) Evidence of prior water intrusion or accumulation was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:

• Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
• Improving perimeter grading
• Repairing, installing or improving underground footing and/or curtain drains

Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.

20) The vapor barrier in some areas of the crawl space was loose or askew, substandard. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms. 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 person replace or repair the vapor barrier where necessary and per standard building practices.

21) Extensions such as splash blocks or drain pipes for one or more downspouts were misaligned, damaged. 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.

22) One or more gutters appeared to be loose. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. Recommend that a qualified person repair as necessary.

23) One gutter was leaking. Rainwater may come in contact with the building exterior or accumulate around the foundation as a result. Recommend that a qualified contractor repair as necessary. Left front corner of structure

25) One garage vehicle door had an automatic opener installed, and the manual lock mechanism on the door hadn't been permanently disabled. The automatic opener can be damaged, or injury can occur if the automatic door opener is operated with the manual lock engaged. A qualified contractor should disable or remove the lock mechanism per standard building practices. At guest house

26) The temperature-pressure relief valve drain line had more than 4 elbows , at both water heaters in basement. This is a potential safety hazard due to the risk of explosion from restricted flow. A licensed plumber should repair per standard building practices. For more information, visit:
http://www.reporthost.com/?TPRVALVE

27) The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit:
http://www.reporthost.com/?SCALD

28) One or more ground fault circuit interrupter (GFCI) receptacles (outlets) wouldn't trip, wouldn't reset at the exterior. This is a potential shock hazard. Recommend that a licensed electrician evaluate and repair as necessary.

29) Neutral and equipment ground wires were bonded (connected) at sub-panel(s) # C. This should only occur in the main service panel, not sub-panels, and is a shock hazard. Neutral wires should be attached to a "floating" neutral bar not bonded to the panel, and grounding wires should be attached to a separate grounding bar bonded to the sub-panel. Recommend that a licensed electrician repair per standard building practices. For more information, visit:
http://www.reporthost.com/?SUBGRND

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

31) 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. Cabinet above microwave at guest house, basement, garage

32) The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM
http://www.reporthost.com/?COALRM

33) One or more light fixtures were substandard, and or missing. (Front entrance and basement.) Recommend that a licensed electrician repair or replace light fixtures as necessary.

34) The front door's doorbell button was missing. Recommend that a qualified person repair as necessary.

36) One exterior door was bolted shut. Recommend that a qualified person evaluate and repair as necessary.

38) The inspector did not determine the location of the water meter. Recommend consulting with the property owner to determine the meter location, that you locate it yourself, or consult with the local water municipality if necessary. It is especially important to find the meter if no main shut-off valve is found because the meter may be the only way to turn off the water supply in the event of an emergency, such as when a supply pipe bursts.

41) Supply air from the air conditioning cooling systems was not cool enough. (System for master bedroom area, and system for second story). It should be 14-20 degrees Fahrenheit cooler than at the return duct(s) or current room temperature. This may be caused by refrigerant loss, dirty coils, a failing compressor, an over-sized fan, or a deficient return-air system. Recommend that a qualified HVAC contractor evaluate and repair as necessary.

42) The last service date of all forced air heating/cooling systems appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when they were last serviced. Recommend that a qualified HVAC contractor service these systems and make repairs if necessary. Because these systems have compressors and refrigerant systems, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.

44) The refrigerator's ice dispenser, water dispenser was inoperable at guest house. Recommend that a qualified person repair as necessary.

45) The refrigerator and/or freezer door handle(s) were missing at guest house. Recommend that a qualified person repair or replace as necessary.

46) A "vent-free" gas fireplace 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

47) Condensation or staining was visible between multi-pane glass in one window in guest house bedroom. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.

Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.

48) The toilet at location(s) #A was loose where it attached to the floor. Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

49) One sink drain was leaking at location(s) #C right side. A qualified person should repair as necessary.

50) One shower head at location(s) #C was damaged was dripping when the shower was turned on. Recommend that a licensed plumber repair as necessary.

52) One or more attic access hatches or doors had no weatherstripping, or the weatherstripping was substandard. Weatherstripping should be installed around hatches or doors as necessary to prevent heated interior air from entering the attic. For more information, visit:
http://www.reporthost.com/?ATTACC