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

2) Handrails at one or more flights of stairs were missing. This is a safety hazard. Standard building practices require that handrails be:

• Installed at stairs with four or more risers
• Sized and shaped so your hand can encircle them
• Permanently and securely attached, and able to withstand a 200 pound force in any direction at any point
• Continuous and extend for the entire flight of the stairs
• Located between 30 and 38 inches above the leading edge of the stair treads

A qualified person should repair, replace or install as necessary and as per standard building practices.

3) Cracks, deterioration, leaning and/or bowing were found in one or more retaining walls. A qualified person should evaluate and repair or replace sections as necessary.

4) The driveway had significant cracks, settlement, heaving and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sections as necessary.

5) One or more decks, porches and/or balconies were deteriorated. A qualified person should evaluate and repair or replace as necessary.

6) Fences were damaged or deteriorated in some areas. A qualified person should repair or replace sections as necessary.

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

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

ie near bathroom

9) 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 into the building from the soil. A qualified person should install a vapor barrier as per standard building practices.

10) Some screw jacks at sub structure are deteriorated, leaning, and not properly installed. Any areas in need of additional support should have additional cement pad, masonry, and beams installed.

11) Evaluate loose joist near front porch in central area of sub structure. Repair/replace as needed.

12) Caulk was missing in some areas. For example, around windows. A qualified person should repair or replace as necessary. For more information, visit:
http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf

13) The exterior finish in some areas was failing, incomplete and/or substandard. A qualified contractor should prep and paint or stain areas as needed and as per standard building practices.

15) One or more chimney flashings were deteriorated. Leaks may occur as a result. A qualified contractor should replace flashings where necessary.

16) No ceiling insulation was installed in the attic. 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

17) One or more chimneys were wider than two feet and no cricket was installed. A cricket is a small peaked saddle on top of the basic roof and behind the chimney that sheds water off to the sides. Debris such as leaves, needles, moss, etc. is likely to accumulate above the chimney because of the wide chimney. Leaks may occur as a result. The client should monitor this area for accumulated debris in the future. If debris is found to accumulate above the chimney, then a qualified contractor should install a cricket.

18) Kick-out flashing was missing at one or more locations. This type of flashing directs roof runoff water away from exterior walls that intersect with roof surfaces. A qualified contractor should install kickout flashing where missing as per standard building practices. For more information, visit:
http://www.southernhomeconsultant.com/reports/roofflashingguidelines.pdf
http://www.finehomebuilding.com/item/5137/how-to-flash-troublesome-eave-to-wall-intersections

19) Most 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".

20) Debris had accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

21) Trees were overhanging roof and were within 10 feet of roof vertically. This is a conducive condition for wood destroying organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.

23) This property had "knob and tube" wiring, which was commonly installed prior to 1950. It is ungrounded, and considered unsafe by today's standards. Over time, the wire's insulation may become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.

The inspector did not find any energized knob and tube wiring during the inspection. However this is no indication that all the knob and tube wiring has been abandoned. It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob and tube type, or to determine what percentage of the knob and tube wiring is energized vs. abandoned. A qualified electrician should evaluate this wiring and make repairs or replace wiring as necessary.

24) One or more exterior electric receptacles were being used for appliances or systems that are constantly in use, and were not equipped with a "while in use" receptacle covers for wet locations[/url]. This is a safety hazard due to the risk of shock and fire. "While in use" covers should be installed where necessary. For more information, visit:
http://www.google.com/search?q=while+in+use+receptacle+cover

25) This property had one or more fuel burning appliances and/or an attached garage, and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

26) One or more drain line were deteriorated in one or more areas. A qualified plumber should evaluate and repair as necessary.

This line was video scoped and found to have damage and root invasion.

27) Insulation on one or more water supply pipes in the crawl space was missing. A qualified person should replace or install insulation as per standard building practices for better energy efficiency and to prevent water pipes from freezing.

28) One or more sections of drain pipes had a substandard slope. Clogging or leaks may occur as a result. Standard building practices typically require a slope of 1/4 inch per foot of length for piping less than three inches in diameter and 1/8 inch per foot of length for larger piping. A qualified plumber should evaluate and repair as necessary, and as per standard building practices.

kitchen drain. The grinder pump has been installed to force this drainage through the line.

29) Flue pipe sections or connections were substandard. This is a safety hazard due to the risk of carbon monoxide poisoning. A qualified contractor should evaluate and repair as necessary.

This chimney is sealed. This may allow for C0 gas to enter the structure. Proper flue material and penetration at roof are needed.

30) One or more sections of flue pipe were reverse-sloped or had a substandard rise. The material for this flue is substandard and not rated for high heat. This is a safety hazard due to the risk of leaking exhaust gases. A qualified contractor should evaluate and repair as necessary.

31) The system's air handler was installed in an interior space, and no auxiliary condensate drain line or water sensor were installed. Primary condensate drain lines often clog. When they do, water can overflow into finished living spaces below and cause damage. Recommend having a qualified contractor evaluate and install an auxiliary drain line and/or water sensor as per standard building practices.

32) The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should 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 one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.

33) One or more air filters were dirty and/or incorrectly sized. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.

34) The gas log unit at location #den was not fully evaluated because no gas was detected at the supply when operated. As per the Standards of Practice for both the http://www.nachi.orgNational Association of Certified Home Inspectors (NACHI) and the http://www.ashi.orgAmerican Society of Home Inspectors (ASHI) the inspector does not operate gas shut off valves or light pilot lights during inspections.

36) No exhaust hood or fan was installed over the cook top. Ventilation and/or lighting may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor install a vented and lighted range hood, with the exhaust fan configured so as to vent outdoors.

37) The clothes dryer exhaust duct terminated in the crawl space. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Damage to building components may result. A qualified person should install, repair or replace as necessary so the duct terminates outdoors, as per standard building practices. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

38) Handrails at one or more flights of stairs were missing. This is a safety hazard. Standard building practices require that handrails be:

• Installed at stairs with four or more risers
• Sized and shaped so your hand can encircle them
• Permanently and securely attached, and able to withstand a 200 pound force in any direction at any point
• Continuous and extend for the entire flight of the stairs
• Located between 30 and 38 inches above the leading edge of the stair treads

A qualified person should repair, replace or install as necessary and as per standard building practices.

39) Many windows that were built to open wouldn't open. A qualified person should evaluate and repair as necessary.

40) Glass in one or more windows was cracked, broken and/or missing. A qualified contractor should replace glass where necessary.

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

43) Evaluate pest activity at spacers near sub structure perimeter. Treat and repair as needed.