1) This property has one or more fuel burning appliances, and the inspector could not determine if a carbon monoxide detector was present. If not then it's a safety hazard. Recommend installing one or more carbon monoxide alarms if necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

2) Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.

3) One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.

4) Guardrails in one or more areas of the retaining walls are loose. This is a safety hazard. A qualified contractor should evaluate and make repairs as necessary.

5) A receptacle at the water feature was partially buried. Recommend having a qualified contractor relocate it above the soil level and repair or replace it as necesssary.

6) The pool had been Winterized. There was a cover on it and it is beyond the scope of the inspection to remove it. The concrete surrounding the pool appeared to be in good condition. The fence appeared to be in good condition.

There was corrosion on some of the pool equipment. Generally the life of the pumps are around 15 years. Recommend asking owners about the age. Also recommend having a shelter of some type built to protect the equipment.

Some of the lights around the fence were loose and need repair.

7) Some shutters were loose and need to be repaired.

8) The perimeter grading slopes towards the structure in one or more areas or there are areas where soil has been dug out. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.

9) One or more downspouts are dented, damaged and/or crushed. This can restrict the water flow and result in clogging and overflowing gutters. Water may accumulate around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Damaged downspouts should be repaired or replaced as necessary, and by a qualified contractor if necessary.

10) Minor cracks and/or deterioration were found in one or more retaining walls, and on the foundation of the back patio. Recommend repairing cracks with mortar, elastomeric sealant, or other suitable material to prevent water intrusion and further deterioration. The client(s) should monitor such walls in the future. Repairs may be necessary in the future.

11) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

12) The exterior finish in some areas is failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.

13) Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

14) One or more composition shingles have raised, most likely due to nails that have loosened. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails.

15) One or more flashings for exhaust fans or plumbing vent pipes are lifting at the base or are improperly installed so that water or vermin intrusion may occur. A qualified contractor should make repairs as necessary, such as permanently fastening down the lifted edge(s), or reinstalling flashings.

16) The pull-down attic stairs in the attached garage ceiling aren't fire-rated. This ceiling should have a one-hour fire rating to slow or prevent the spread of fire from the attached garage to attic spaces above the living areas. A qualified contractor should evaluate and make modifications to these stairs as necessary so they have a one hour fire rating. Other options include removing them or replacing them with commercially made, fire-rated stairs. Examples of possible solutions include:

• Installing 5/8 inch Type X sheetrock on the lower surface of the stair door and eliminating gaps around the edges of the door.
• Removing the stairs and installing a traditional hatch made with 5/8 inch Type X sheetrock.
• Installing a Battic Door and installing sheetrock over it as described at their website.
• Replacing these stairs with fire-rated stairs such as Calvert USA Fire resistant commercial aluminum folding attic stairs.

17) One or more electric receptacles and/or the boxes they are installed in are 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.

18) One garage door opener light was not working. Recommend changing bulb and if not working have repairs made.

19) The light above the entrance door to the basement is loose or installed incorrectly. Repairs should be made.

20) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.

21) Ceiling insulation is uneven in some areas. This is likely due to someone having walked on or through the insulation. Recommend installing additional insulation where necessary to restore the original R rating.

22) Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to loose fill insulation, and/or low height. These areas are excluded from this inspection.

23) One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.

24) Neutral wires are doubled or bundled together on the neutral bus bar. This is unsafe due to the need to turn off multiple circuit breakers to work on any of the circuits using these wires. A qualified electrician should evaluate and repair as necessary.

25) (2) 200 Amp Panels in basement.

26) The estimated useful life for most water heaters is 8 to 12 years. The water heaters are this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

27) The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to have exceeded this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.

28) One outside condensing unit (small unit for basement) is not level. Damage may occur if it is more than ten degrees off from level. A qualified contractor should evaluate and make repairs as necessary, such as replacing the pad that the condensing unit is installed on.

29) The last service date of these systems appear to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary, especially since the outside temperature was below 60 and the inspector could not run the air conditioning. Servicing should be performed annually in the future.

30) The air handler filter(s) are dirty and should be cleaned or replaced now. They should be checked monthly in the future and cleaned/ replaced as necessary.

31) The remote for the mini split system in the basement did not function correctly. It may need new batteries but the inspector cannot be certain. Recommend this system be serviced as well to make sure it is working correctly.

32) The outdoor air temperature was below 60 degrees Fahrenheit during the inspection and the inspector could not fully evaluate the system.

33) The clothes dryer is equipped with a foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

34) Recommend having the septic tank inspected. Recommend having the tank pumped if it was last pumped more than 3 years ago.

35) The water had a sulfur odor. There is a water softener system near the well equipment that probably needs to be cleaned. Recommend asking the owner about this or have a qualified plumbing contractor evaluate and make repairs/maintenance as needed.

36) Main water cut off in the basement.

37) Evidence of prior water intrusion was found in one or more sections of the crawl space. For example, water stains on the concrete block. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water 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, a qualified contractor who specializes in drainage issues should 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.

38) Insulation under the floor in the crawlspace has fallen down. A qualified contractor should make repairs as necessary to restore the insulation to its original rating.

39) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.

40) One floor beam was twisted. Sagging and/or bouncing floors may result. A qualified contractor should evaluate and make repairs as necessary.

41) One or more electric receptacles appear to have no power and one light did not work. Recommend asking the property owner(s) about this. A qualified electrician should evaluate and make repairs as necessary.

42) The double doors are damaged in the unfinished area of the basement and should be repaired or replaced by a qualified contractor.

43)  One or more minor cracks were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:

• Hydraulic cement. Requires chiseling a channel in the crack to apply. See https://www.reporthost.com/?HYDCEM for an example.
• Resilient caulks (easy to apply). See https://www.reporthost.com/?RESCAULK for an example.
• Epoxy sealants (both a waterproof and structural repair). See https://www.reporthost.com/?EPXSEAL for examples of these products.

44) Recommend having the well water tested for coliform bacteria, nitrates, and anything else of local concern, by a qualified lab. For more information, visit http://www.wellowner.org

45) One or more electric receptacles and/or the boxes they are installed in are 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.

46) The range hood fan is noisy or vibrates excessively. A qualified contractor should evaluate and repair or replace the fan or range hood as necessary.

47) The faucet drips when turned off. A qualified plumber should evaluate and repair as necessary.

48) The control panel on the dishwasher is damaged. Repairs should be made as necessary, and by a qualified contractor if necessary.

49) One light in range hood is inoperable. Recommend replacing light bulb(s) or having repairs made by a qualified contractor as necessary.

50) There appeared to be stains between the glass panels in the oven door. There was also a small crack on the cooktop. The client may wish to have repairs made.

51) One or more kitchen appliances may be near, or at their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.

52) The control button for the jetted tub in the master bathroom needs repair. It was difficult to start the jets and once the jets were started the control would not turn off. The pump was unplugged to stop the jets and then the GFCI that the pump is plugged into tripped and would not reset. Recommend having a qualified contractor evaluate and make repairs as needed.

53) When filling up the jetted tub in the master bathroom there was a drop in the water pressure. Recommend having a qualified plumbing contractor evaluate and make repairs if necessary.

54) The shower door in the master bathroom needed adjustment or repair.

55) One or more faucets or faucet handles are loose and should be repaired or replaced as necessary.

56) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

57)  There were covers missing for recessed lights in some areas. Covers should be replaced where missing.

58) One or more electric receptacles and/or the boxes they are installed in are 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.

59) Cover plate(s) are missing or damaged at one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.

60) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

61) Stains and elevated levels of moisture were found in one ceiling area. The stain appears to be due to a roof leak. The other stains were tested with a moisture meter and appeared to be dry at the time of the inspection. The inspector could not determine the exact area of the leak but above it is the dormer and there is a gutter downspout that empties out in this area. On the back of the roof there are exhaust vents that are raised up and it's possible a leak could occur in these areas. A qualified contractor should evaluate and repair as necessary.

62) Seals between double-pane glass in one or more windows appear to have failed based on condensation or stains between the panes of glass. A qualified contractor should evaluate and replace glass where necessary.

The client(s) should be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too.

63) Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.

64) One exterior entrance door was damaged and should be repaired or replaced by a qualified contractor.

65) Some trim and a shelf in the master bedroom closet is damaged and/or deteriorated in one or more areas. Recommend having a qualified contractor replace or repair trim as necessary.

66) Fixtures such as door stops, towel bars and/or toilet paper holders are loose or damaged in one or more areas. Recommend having a qualified contractor replace or repair fixtures as necessary.

67) One closet door was not installed and should be repaired or replaced by a qualified contractor.

68) One or more doors will not latch when closed. Repairs should be made as necessary, and by a qualified contractor if necessary. For example, aligning strike plates with latch bolts and/or replacing locksets.

69) The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.

70) Wood flooring has some slight cupping. This could be due to elevated moisture levels in the basement below or any other number of reasons. Using a dehumidifier in the basement may help with this.

71) The gas fireplace in the living room did not respond when the controls were operated. This may be due to the pilot light being turned off, the gas supply being turned off, or any number of other reasons. As a result, these appliances were not fully evaluated. As per the Standards of Practice for both the National Association of Certified Home Inspectors (NACHI) and the American Society of Home Inspectors (ASHI) the inspector does not operate gas shut off valves or light pilot lights during inspections. Recommend consulting with the property owner(s) as to how the fireplace(s) and/or stove(s) operate, and/or having a gas appliance contractor evaluate and repair if necessary.

72) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

73) Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

74) Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

75)  Hardware such as hinges, latches or pulls are loose on one or more cabinets throughout the house. Repairs should be made and/or hardware should be replaced as necessary, and by a qualified contractor if necessary.