Summary

1) Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov

3) One or more trip hazards were found at the backyard walkway due to cracks, settlement, heaving and/or deterioration. A qualified contractor should evaluate and repair or replace sections as necessary to eliminate trip hazards.

4) Evidence of no drainage was found in one or more sections of the walkways in the backyard. No drains were visible in these areas. A qualified person should evaluate and make repairs as necessary to prevent water from accumulating in the future. For example, installing drains and drain lines.

5) Evidence of poor drainage was found in one or more sections of the yard. One or more drains were visible, but the drain(s) appeared to be clogged. Drains should be cleared now and in the future as necessary to prevent water from accumulating.

7) No insulation was installed under the floor in the crawl space. A qualified contractor should install insulation for better energy efficiency and as per standard building practices with an R rating recommended for this area. For more information, visit:
http://www.eere.energy.gov/consumer/tips/insulation.html

8) Rot or water damage was found at one or more sections of fascia. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

9) Wooden support posts were not securely fastened to beams above. This is a safety hazard since they can separate during a seismic event. A qualified contractor should evaluate and make repairs as necessary, such as installing metal ties, bracing with lumber and/or plywood gussets as per standard building practices.

10) No vapor barrier was installed in the crawl space. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the building from the soil. A qualified person should install a vapor barrier as per standard building practices.

12) All sections of the composition shingle roof surface appeared to be near the end of their service life and will likely need replacing in the near future, even with repairs. The client should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate and attempt to issue a "5 year roof certificate".

13) Substandard repairs were found in some sections of the roll composition roof surfaces. A qualified contractor should evaluate and repair as necessary.

Over the flat roof and shingles by garage

14) One or more roof surface sections were designed so as to be much more likely to accumulate debris and snow. This includes the following: two slopes converge. Leaks may occur as a result. The client should monitor such areas for accumulated debris in the future and clean as necessary.

15) Debris such as leaves, needles, seeds, etc. had accumulated on the roof. This is a conducive condition for wood destroying insects and organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.

19) There is no step from the side garage door entering the garage. Recommend repairs.

22) One or more electric receptacles and/or the boxes they are installed in were loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.

23) Some electric receptacles had reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

In the family room on most walls

24) Some open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.

Front exterior and inside garage

25) One or more ground fault circuit interrupter (GFCI) type receptacles were found to have an open ground (In both bathrooms). GFCI protection will still work with an open ground, but ideally repairs should be made as necessary so grounding is correct with these receptacles. A qualified electrician should evaluate and make repairs as necessary.

26) One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf

27) Panel(s) #A were Pushmatic brand panels. These panels are found in older electrical systems. Their circuit breakers are known to become very stiff and difficult to operate or reset over time. Breakers may remain on after attempts to trip or turn them off have been made. They also have an indicator flag that falsely indicates the on/off/tripped state. The breakers rely on thermal tripping only, whereas modern breakers have both thermal and magnetic trip mechanisms. These conditions pose shock and fire hazards. Replacement circuit breakers and spare parts are usually difficult to find, and are expensive. Recommend that a qualified electrician replace Pushmatic brand panels with modern panels that offer more flexibility for new, safer protective technologies like ground fault circuit interrupters (GFCls) and arc fault circuit interrupters (AFCls).

28) One or more wall-mounted exterior light fixtures had wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.

29) Due to the age of the home and the wiring being used, Cloth Sheathing. Wiring should be evaluated by a licensed electrician.

Older versions of this cable were sheathed in cloth or asbestos. Asbestos sheathed cable poses a serious health risk and is directly linked to cancer.
Cloth sheathed cable may not contain heat properly, and may pose a threat by exposing surrounding areas to excessive heat.
Cloth sheathed cable can become brittle over time and crack. This would expose the bare wire and become a huge fire risk in your home.
Both asbestos sheathed cable and cloth sheathed cable are seldom properly grounded.

31) One or more uncoated brass flexible connectors were found in gas supply line(s)(At the water heater). Some older brass connectors can separate from the tubing and cause a serious gas leak, explosion or fire. To our knowledge, these connectors haven't been made since 1976. Moving appliances with such connectors, even slightly, whether to clean behind them or to inspect their gas connectors can cause the connector to crack or break. A qualified contractor should evaluate and replace uncoated flexible connectors. For more information, visit: http://www.cpsc.gov/CPSCPUB/PREREL/PRHTML97/97003.html

32) One or more flexible connectors used for a gas supply line were substandard. This is a potential safety hazard due to the risk of gas leaks. A qualified contractor should evaluate and replace flexible connectors as necessary.

Line to the heater should be replaced due to type and age

33) The flexible gas supply connectors were routed through a metal cabinet at the heater. Standard building practices require that solid iron pipe be used where gas supply lines are routed through holes in metal cabinets. Continued vibration from this equipment may cause the edge of the metal cabinet to wear through the flexible connector, resulting in gas leaks. This is a safety hazard. A qualified heating and cooling contractor should evaluate and make repairs and/or modifications as necessary.

34) One or more outside faucets were missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the building. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079

35) Based on the apparent age of the water supply lines and/or observations made during the inspection, all of the water supply lines in this building have exceeded their service life and should be replaced. A qualified plumber should evaluate and repair as necessary.

All supply lines should be evaluated and or replaced due to age. Supply lines below the house wern't fully visible.

36) Based on the apparent age of the waste lines and/or observations made during the inspection, all of the waste lines in this building were near the end of their service life. The client should monitor these lines for leaks and budget for replacing lines as necessary in the near future.

All drains lines below the house should be evaluated by a licensed plumber due to age of lines

38) What appeared to be asbestos was visible on the exhaust flue. However, it appeared to be intact and not significantly deteriorated. The client may wish to have this material tested at a qualified lab. For information on asbestos hazards in the home, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/453.html

39) Significant corrosion was found at the supply pipes or fittings. A qualified plumber should evaluate and repair or replace as necessary.

40) A water heater was installed over finished living spaces and had no catch pan and drain installed. Recommend having a qualified contractor install a catch pan and drain to prevent water damage to finished interior spaces below if/when the water heater develops a leak or is drained.

41) Because of the age and/or condition of this furnace, recommend that a qualified heating and cooling technician inspect the heat exchanger and perform a Carbon Monoxide test when it's serviced.

42) The burner flames "rolled out" of the combustion chamber. This is a fire hazard due to the possibility of excessive heat damaging heating components, controls and wiring. A qualified contractor should evaluate and repair as necessary.

43) The metal flue cap was missing. Standard building practices require that metal flues terminate with a bird and weatherproof cap. A qualified person should evaluate and install, repair or replace cap(s) as necessary.

44) What appeared to be asbestos was visible on the exhaust flue. However, it appeared to be intact and not significantly deteriorated. The client may wish to have this material tested at a qualified lab. For information on asbestos hazards in the home, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/453.html

45) The estimated useful life for most steel boilers is 20 years. This boiler appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

46) One or more air supply ducts were damaged. Increased moisture levels in unconditioned spaces and higher energy costs may result. A qualified contractor should evaluate and make permanent repairs as necessary.

47) The dishwasher was inoperable. A qualified person should evaluate and repair or replace as necessary.

48) Moderate deterioration or damage was found in counters in one or more areas, including loose and/or missing tile and/or grout. A qualified person should repair as necessary.

50) Caulk was missing by the fixtures at the bathtub at location #B. A qualified person should repair as necessary.

52) The weatherstrip around one or more exterior doors was missing. A qualified person should repair or replace as necessary.

53) Some interior doors were damaged. A qualified person should repair or replace as necessary.

Damaged bedroom door

54) Some interior door hardware, including locksets were loose. A qualified person should repair or replace as necessary.

Bedroom door

55) Lock mechanisms on some windows were missing and/or difficult to operate. A qualified person should repair as necessary.

Missing locks at bedroom windows and half bathroom window hard to lock

56) Vinyl flooring was damaged in many areas. A qualified person should repair or replace as necessary.

Family room and kitchen areas

57) Minor deterioration or damage was found in floors in one or more areas, including cracked tile. A qualified person should repair as necessary.

In the laundry room