1)  Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.

2)   SERVICE WALKS & DRIVEWAYS Spalling concrete cannot be patched with concrete because the new will not bond with the old. Water will freeze between the two layers, or the concrete will break apart from movement. Replacement of damaged sections is recommended. Walks our driveways close to the property should be properly pitched away to direct water away from the foundation. Asphalt drive be kept sealed and large cracks be filled to prevent damaged from frost. PATIOS should also be properly pitched away. Improperly pitched patios are one source of wet basements. EXTERIOR WOOD SURFACES All surfaces of untreated wood need regular applications of paint or special chemicals to prevent resist damage. Porch or deck columns and fence post buried in the ground and made of untreated wood will become damaged in a year or two . Decks should always be nailed with galvanized,stainless steel or aluminum nails. Decks not painted or stained should be treated with a water sealer. GRADING AND DRAINAGE Any system of drainage or landscaping that creates positive drainage [moving water away from the foundation walls.] will help to keep the basement or crawlspace dry. Where negative grade exists additional back fill is suggested. Dirt should be approximately six inch below top of foundation wall and should not touch wood surfaces. Flower beds, loose mulched areas, railroad ties and other such landscaping items close to the foundation trap moisture and contribute to wet basements. To establish a positive grade, a proper slope away from the house is 1 inch per foot for about 5-6 feet ROOF AND SURFACE WATER CONTROL Roof and surface water must be controlled to maintain a dry basement and crawlspace. This means keeping gutters clean and aligned, extending downspouts. installing splashblocks, and building up the grade so that roof and surface water is diverted away from the building. WINDOW WELLS The amount of water which enters a window well from falling rain is generally light but water will accumulate in window wells if yard is improperly graded. Plastic window well covers are useful in keeping out leaves and other debris. RETAINING WALLS Retaining walls deteriorate because of excessive pressure build up from behind them generally because of water accumulation. Conditions can often be improved byby excavating trench behind the wall and filling it with coarse gravel. Drain holes in the wall will then be able to relieve the water pressure. Retaining walls sometime suffer from tree root pressure or from general movement from topsoil down the slope. Normally, these conditions require rebuilding the retaining wall. RAILINGS It is recommended that railings be installed for any stairway over 3 steps and porches over 30 inches for safety reasons . Balusters for porches balconies and stairs should be close enough to assure children cannot squeeze thru.

3)  Basement window needs repairs. Recommend a qualified contractor service as needed

4)  Missing window well covers

5)  No under-floor insulation was installed in the unheated basement. 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.

6)   Indicates that the walls have stress cracks, but little movement has occurred. In our opinion, the cracks should be filled with mortar and the walls monitored for further movement and cracking. If additional movement or cracking occurs, reinforcing may be necessary.

7)   Any basement/crawlspace that has cracks or leaks is technically considered to have failed. Most basement/crawlspace have step cracks in various areas. If little or no movement has occurred and the step cracks are uniform, this is considered acceptable. Horizontal cracks in the third or fourth block down indicate the block has moved due to outside pressure. They can be attributed to many factors such as improper grading, improperly functioning downspouts and gutter system,etc Normally if little or no movement has taken place and proper downspouts and grading exists,this is considered acceptable. If the wall containing the stress crack has moved considerably, this will require some method of reinforcement. Basements/crawlspace that have been freshly painted or tuck pointed should be monitored for movement. This will be indicated by by cracks reopening

MOISTURE
Basement/crawlspace dampness is frequently noted in houses and in most cases the stains or moisture present is a symptom denoting a problem exist outside the home. Usual causes are improper downspouts extensions , leaky gutters or improper grading at the perimeter of house. A proper slope away from the house is one inch per foot for 5 to 6 feet.

8)  Extensions such as splash blocks or drain pipes for one or more downspouts were missing. 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.

9)  One or more gutters were leaking. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.

10)  Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.

11)   VALLEYS AND FLASHING that are covered with shingles and or tar or any other are considered not visible and are not part of the inspection.

TAR AND GRAVEL ROOFS - This type of covering on a pitched roof requires ongoing annual maintenance. We recommened that a roofing contractor evaluate this type of roof.

Flat roofs are very vulnerable to leaking. It is very important to maintain proper drainage to prevent ponding of water.

ROOF TYPE LIFE EXPECTANCY REMARKS

Asphalt 20-25 yrs Used on 80% of roofs today
shingles

arch. asphalt 30-40 yrs heavier and more durable.

Asphalt roll roofing 10 yrs used on low slope roofs.

wood shingles 20-40 yrs treat with preservative every 5 yrs

Clay tiles 20 + yrs durable, fireproof but not watertight

Slate shingles 30-100 yrs very durable but brittle and costly

Metal roofing 20-40 yrs comes sheets and shingles should be
well grounded and needs painting.

12)  What appeared to be vermiculite insulation was found in the attic. Vermiculite produced prior to 1991 may contain asbestos, less so if mined after 1991. When vermiculite insulation is present in attics, the EPA recommends that it be left undisturbed and that the attic not be used for storage, and that people (especially children) should not enter the attic. If the client is concerned about this material posing a safety hazard, then consult with a qualified asbestos abatement specialist or industrial hygienist. For more information, visit:
http://www.reporthost.com/?VERMINS
http://www.reporthost.com/?AITH

13)  One or more exhaust ducts (e.g. bathroom fan, clothes dryer) in the attic have come apart, were loose or have fallen down. This can result in increased moisture levels inside the structure and is a conducive condition for wood-destroying organisms. Recommend that a qualified person make permanent repairs as necessary.

14)  Garage wall pushed back and split the bottom 2x4.

15)  Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.

16)   OVERHEAD DOOR OPENERS
We recommend that a separate receptacle be provided for all openers. Openers that do not have a safety reverse are considered a safety hazard . Small children and pets are especially vulnerable . We recommend that switches are placed high enough so that children can't reach them

BURNERS
Any appliance such as a water heater, furnace etc. should have the flame at least 18'' above the floor. any flame below 18'' is considered a safety hazard.

17)  One or more circuit breakers in panel(s) #A were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?DBLTAP

18)  One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.

19)   Every effort has been made to evaluate the size of the service. Three wires going in to house indicate 240 volts. The total amperage can be difficult to determine. We highly recommend that ground fault interrupters [GFCI] be connected to all receptacles around water. This device automatically shuts the circuit off when senses a current leak to ground. This device can be purchased at any hardware store. GFCI'S are recommended by all receptacles located near water, outside receptacles,or garage receptacles. Pool receptacles should also be protected with a GFCI. If you do have GFCI's it is recommended that you test and reset them monthly When you push the test button,the reset button should pop out,shutting off the circuit. If it doesn't,the breaker is not working properly. If you don't test them monthly the buttons have a tendency to stick and may not protect you when needed. Knob and tube wiring found in older homes should be checked by an electrician to ensure the wire covering is in good condition. Under no circumstances should this wire be covered with insulation. Recessed lighting should have a baffle around them so that they are not covered with insulation. Newer recessed lighting will turn off if they overheat. Federal Pacific Stab Lok Electrical panels may be unsafe. See www.google.com (Federal Pacific) . Aluminum wiring in general lighting circuits have a history of overheating with a potential of fire. If this type of wiring exists ,a licensed electrical contractor should evaluate the whole system. . ARC FAULTS In some areas arc Faults are required for bedrooms in new homes starting in 2002. In some areas arc faults are required for all 120 volt circuits that are not GFCI protected in new homes starting in 2009. Upgrade is desired for enhanced safety. . REVERSE POLARITY A common problem in many homes that surfaces is reverse polarity. This is a potentially hazardous situation on which the hot and neutral wires are reversed at the receptacle, thereby allowing the appliance to be incorrectly connected. this is an inexpensive item to correct. . Each receptacle has a brass and a silver screw. The black wire should be wired to the brass screw and the white wire should go to the silver screw. When these wires are switched, this is called "reverse polarity". Turning off the power and switching these wires will correct the problem. . Main service wiring for housing typically 240 volts. The minimum capacity for newer homes is 100 amps though many older homes still have 60 amp service. Main service wiring may be protected by one or more circuit breakers or fuses. While most areas allow up to six main turnoffs, expanding from these panels is generally not allowed.
COOLING Testing A/C Systems and heat pumps. The circuit breakers to A/C should be on for a minimum of 24 hours and the outside temperature be at least 65 degrees for the past 24 hours or an A/C system can not be operated without possible damage to the compressor. Check the instructions in your A/C manual or on the outside compressor before starting up in the summer. Heat pump can only be tested in the mode it's running in. Outside temperature should be at least 65 degrees for the past 24 hrs to run in cooling mode.

A/C CONDENSER COIL They should not become overgrown with foliage. Clearance requirements vary, but 2' on all sides should be considered minimal with up to 6' of air discharge desirable. If a clothes dryer vent is within five to ten feet either relocate the dryer vent or do not run when A/C is running. The lint will quickly reduce the efficiency of the A/C unit.

20)   WELLS Examination of wells is not included in this visual inspection. It is recommended that you checked for purity by the local health authorities , and if possible,a check on the flow of the well during periods of drought. A well pit should have a locked cover on it to prevent anyone from falling into the pit.

SEPTIC
The check of septic systems is not included in our visual inspection. You should have the local health authorities or other qualified experts check the condition of the septic system.

In order for the septic system to be checked, the house must have been occupied within the last 30 days.

WATER PIPES
Galvanized water pipes rust from the inside out and may have to be replaced within 20 to 30 years. This is usually done in two stages: horizontal piping in the basement first, and vertical pipes throughout the house later as needed.

Copper pipes usually have more life expectancy and may last as long as 60 years before needing to be replaced.

HOSE BIBS
During the winter months it is necessary to make sure the outside faucets are winterized. This can be done by means of a valley located in the basement. Leave the outside faucets open to allow any water standing in the pipes to drain, preventing them from freezing. Hose bibs cannot be tested when winterized.

WATER HEATER
The life expectancy of a water heater is 5-10 years. Water heaters generally need not be replaced unless they leak. It is good maintenance practice to drain 5-10 gallons from the heater several times a year. Missing relief valves or improper extension present a safety hazard.

WATER SOFTENERS
During a visual inspection it is not possible to determine if water is being properly softened.

PLUMBING
The temperature/pressure valve should be tested several times a year by lifting the valve's handle. Caution: very hot water will be discharged. If no water comes out, the valve is defective and must be replaced.

SHUT-OFF VALVES
Most shut-off valves have not been operated for long periods of time. We recommend operating each shut-off valve to: toilet bowl, water heater, under sinks, main shut-off, hose faucets, and all others. We recommend you have a plumber do this, as some of the valves may need to be repacked or replaced. Once the valves are in proper operating order, we recommend opening and closing these valves several times a year.

POLYBUTYLENE PIPING
This type of piping has a history of problems and should be examined by a licensed plumber and repaired or replaced as necessary.

MECHANICAL DEVICES MAY OPERATE AT ONE MOMENT AND LATER MALFUNCTION; THEREFORE,LIABILITY IS SPECIFICALLY LIMITED TO THOSE SITUATIONS WHERE IT CAN BE CONCLUSIVELY SHOWN THAT THE MECHANICAL DEVICE INSPECTED WAS INOPERABLE OR IN IMMEDIATE NEED OF REPAIR OR NOT PREFORMING THE FUNCTION FOR WHICH IS IT WAS INTENDED AT THE TIME OF INSPECTION.

21)  Inspector could not hot water from old water heater because the pilot light was out. Recommend a qualified contractor evaluate and service as needed

22)  The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be near this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.

23)  The last service date of the gas or oil fired boiler 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

24)  The estimated useful life for most cast iron boilers is 40 to 50 years. This boiler appeared to manufactured in 1997.

25)   HEATING AND AIR CONDITIONING units have normal lives. normal lives are;

GAS FIRED HOT AIR 15-25 YRS

0IL-FIRED HOT AIR 20-30 YRS

CAST IRON BOILER 30-50 YRS +

STEEL BOILER 30-40 YRS +

COPPER BOILERS 10-20 YRS

CIRCULATING PUMP (hot water) 10-15 YRS

AIR CONDITIONING COMPRESSOR 8 -12 YRS

HEAT PUMP 8 - 12 YRS


Gas fired units that are close to or beyond their normal lives have the potential of becoming a source of carbon monoxide in your home. You my want to have such a unit checked annually to assure yourself the unit is still intact. Of course a unit of such age is a candidate for replacement with a new high efficiency furnace. The fuel savings alone can be very attractive.

Boilers and there systems may require annual attention. If you are not familiar system, have heating contractor come out in the fall to show you how to do some necessary thing

Forced air systems should have their filters changed every 30-60 days during the heating and cooling seasons. This is especially true if you have central air conditioning. A dirty air system can lead to premature failure to your compressor- a $1,500 machine

Oil-fired boilers and furnaces should be serviced every year by a service professional. most experts agree you will pay for the service cost in fuel saved each year by having a well tuned burner.

Heat exchangers cannot be examined nor their condition be determined without being disassembled. Since this is not possible during a visual inspection. you may want to obtain a service on the unit or contact a furnace technician regarding a more thorough examination.

26)  Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances may need servicing annually or every few years. Consult with the property owner and/or a qualified specialist to determine if service is needed now. Any needed repairs noted in this report should be brought to the attention of the specialist when it's serviced. For more information visit:
http://www.reporthost.com/?ANGFINSP

27)  The brick chimney was moderately deteriorated. For example, loose or missing mortar, cracked, broken, loose or spalled bricks. Loose bricks can pose a safety hazard, and deteriorated masonry can allow water to infiltrate the chimney structure and cause further damage. Recommend that a qualified contractor repair as necessary.

28)  The glass front on the gas fireplace had a hazy film. This is typically a mineral residue left from water vapor as the gas burns. It may be possible to clean this fogging by removing the glass from the fireplace and using a gas appliance ceramic glass cleaner, available through gas fireplace and stove distributors and installers. Ammonia-based products, such as common glass cleaners, should not be used since they can cause damage or etching to the glass, or make the haze permanent. It may be possible for a homeowner to remove the glass for cleaning, if the instructions for the fireplace are available and if the homeowner is experienced in such repairs. Consult with a qualified specialist for more information, or to have them do the cleaning.

29)   Chimneys built of masonry will eventually need tuck pointing. A cracked chimney top that allows water to get behind the surface brick will accelerate the deterioration. Moisture will also deteriorate the clay flue liner. Periodic cleaning will keep you apprised of the chimneys condition.the flashing around the chimney may need resealing and should be inspected every couple years or so. Unlined chimneys should be evaluated by a chimney technician.

30)  The microwave oven was inoperable. Recommend that a qualified person evaluate and repair or replace as necessary.

31)  The refrigerator was Old. Recommend that a qualified person repair as necessary. The refrigerator may need replacing.

32)  The exhaust fan at location(s) #A was weak or slow. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.

33)   STALL SHOWERS
The metal shower pan in a stall shower has a potential or probable life of 10-20 years depending on the quality of the pan installed. Although a visual inspection is made to determine if the shower pan is leaking, it cannot be stated with certainty that no defect is present or that one may not soon develop. Shower pan leaks often do not show except when shower is in actual use.

CERAMIC TILE

Bathroom tile installed in a mortar bed is excellent. It is still necessary to keep the joints between the tile and the tub/shower caulked or sealed to prevent water from leaking through and damaging the ceiling below.

Ceramic tile is often installed in mastic. It is important to keep the gaps between the tile caulked so water won't seep behind and deteriorate the wall board. Special attention should be paid area around facets and other penetrations.

EXHAUST FANS

Bathrooms with a shower should have exhaust fans when possible. This helps to remove excess moisture from the room, preventing damage to the walls ceiling and wood finishes.
The exhaust fan should not be vented into the attic. The proper way to vent fans is to the outside. Running a vent pipe horizontally and venting into a soffit is preferred.

SLOW DRAINS on sinks, tubs, and showers are usually due to build up of hair and soap scum. Most sink popups can be easily removed for cleaning. Some tubs have a spring attached to the closing lever that acts as a catch for hair. It may require removing a couple of screws to disassemble. If you can't mechanically remove the obstruction, be kind to your pipes. Don't use a caustic cleaner. There are several bacteria drain cleaners available. This drain cleaners take a little longer to work but are safe on your pipes.

34)  One or more exterior doors had double-cylinder deadbolts installed, where a key is required to open them from both sides. This can be a safety hazard in the event of an emergency because egress can be obstructed or delayed. Recommend replacing double-cylinder deadbolts with single-cylinder deadbolts where a handle is installed on the interior side.

35)  Floors in one or more areas were not level. This can be caused by foundation settlement or movement of the foundation, posts and/or beams. Significant repairs may be needed to make floors level. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.

36)  One or more windows that were designed to open and close were difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.

37)  Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.

38)  Lock mechanisms on one or more windows were inoperable and/or difficult to operate. This can pose a security risk. Recommend that a qualified person repair as necessary.

39)   WINDOW FRAMES AND SILLS Window frames and sills are often found to have surface deterioration due condensation that has run off the window and damaged the varnish. Usually this can be repaired with a solvent style of refinisher and fine steel wool. thus is sometimes a sign of to much humidity in the house. FIREPLACES It is important that a fireplace be cleaned on a regular basis to prevent creosote build up in the flue, which can cause a chimney fire. Masonry fireplace chimneys are normally required to have terra cotta flue liner or 8 inches of masonry surrounding each flue to be consider safe. During visual inspections, it is not uncommon to be unable to detect the absence of a flue liner either because of stoppage at the firebox,a defective damper or lack of access from the roof. WOOD BURNERS Once installed,it can be difficult to determine proper clearances for wood burning stoves. Manufacturers specifications are usually unavailable to the inspector to determine proper installation. VENTILATION Ventilation is recommended at the rate of one sq. ft.of vent area to 300 sq. ft. of attic floor space, this being divided between soffit and rooftop. Power vents should ideally have both humidistat and a thermostat, since ventilation is needed to remove both winter moisture and summer heat. Evidence of condensation such as blacken roof sheathing is an indication that ventilation may have been blocked or is blocked orinadequate. INSULATION The recommended insulation in the attic is R-38 If insulation is added, it is important that the ventilation is proper. SMOKE DETECTORS Smoke detectors should be tested monthly. At least one detector should be installed on each level. CO detectors are not required by most states, but for safety reasons, are highly recommended. VAPOR BARRIERS The vapor barrier should be on the heated side of the surface. Most older homes were built without vapor barriers. if the vapor barrier is towards the cold side of the surface it should be sliced or removed. Most vapor barriers in the attic are covered by the insulation and therefore not visible. INSULATED GLASS Broken seal in thermopane/insulated windows are not always visible nor detectible due to humidity and temperature changes during the day. Other factors such as window covering,dirty windows,and lack of accessibility, personal property placed in front of the windows all effect the view of the windows at the time of the inspection