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) 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.

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

5) Cracks or deterioration were found in one or more sections of brick veneer. This may relate to water/pest damage at sub floor. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future.

6) Rot or water damage was found at one or more sections of floor sheathing, joists and/or beams. A qualified contractor should evaluate and repair as necessary. All rotten wood should be replaced.

Pest damage present at these areas.

Left and left front areas of sub structure

10-16-2018 New pictures with notes in comments below pictures.

7) 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.

10-16-2018 A vapor barrier was installed.

8) The crawl space access hatch was missing. A qualified person should repair, replace or install as necessary to prevent water and vermin intrusion.

9) Some crawl space vent screens were missing. Animals such as vermin or pets may enter the crawl space and nest, die and/or leave feces and urine. A qualified person should replace damaged or deteriorated screens where necessary using screen material such as "hardware cloth" with 1/4 inch minimum gaps.

10) Additional piers/footings should be installed at this beam for proper support and bearing.

10-16-2018 See item 6 for update.

11) Relatively few electric receptacles were installed in one or more areas. This can result in "octopus" wiring with extension cords, which is a fire hazard. A qualified electrician should evaluate and install additional receptacles as necessary and as per standard building practices.

No outlets at bathrooms.

10-16-2018 New GFCI outlets have been installed.

12) Two-pronged electric receptacles rather than three-pronged, grounded receptacles were installed in one or more areas. They are considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include:

• Computer hardware
• Refrigerators
• Freezers
• Air conditioners
• Clothes washers
• Clothes dryers
• Dishwashers
• Kitchen food waste disposers
• Information technology equipment
• Sump pumps
• Electrical aquarium equipment
• Hand-held motor-operated tools
• Stationary and fixed motor-operated tools
• Light industrial motor-operated tools
• Hedge clippers
• Lawn mowers

This list is not exhaustive. A qualified electrician should evaluate and install grounded receptacles as per the client's needs and standard building practices.

10-16-2018 A grounded outlet has been installed at laundry location.

13) One or more electric receptacles at the kitchen had no visible ground fault circuit interrupter (GFCI) protection. 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

14) One or more 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.

15) 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

16) The legend for overcurrent protection devices (breakers or fuses) in panel #A and B was missing. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.

10-16-2018 A legend was installed at the sub panel.

17) One or more flexible gas supply connectors were routed through a metal cabinet. 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.

18) 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.

20) No drain line was installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices.

10-16-2018 A drain extension was installed at this valve.

21) The outer flame shield for the water heater combustion chamber was missing. This is a potential fire hazard. A qualified person should repair or replace as necessary.

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

10-16-2018 A drain was installed at this pan.

23) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.

25) 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.

26) 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.

27) The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. This system appears to be near 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.

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

29) Replace "bake on" light at stove.

30) One or more sink drains had an active leak. A qualified plumber should evaluate and repair as necessary.

31) The clearance between the stove top and the base of the exhaust hood above was substandard. While the recommended height varies per the hood manufacturer, standards usually call for a minimum of 24" of clearance. A low hood height can restrict visibility of the stove top. The client should consider having a qualified contractor raise the exhaust hood as per the manufacturer's installation instructions, or as per standard building practices.

32) Repair loose microwave.

34) 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

10-16-2018 A vent was installed to the exterior.

35) Repair leaking shower head at guest shower.

36) Repair water damage window frames.

ie at rear bedroom

37) Carpeting in one or more areas was stained or soiled. Recommend having carpeting professionally cleaned as necessary.

38) Minor cracks and/or holes were found in walls 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.

39) Many windows used single-pane glass. Single-pane windows are one of the largest sources of heat loss in winter and heat gain in the summer due to their low insulating ability and high air leakage rates. They're estimated to be responsible for 25 to 50 percent of the energy used to heat and cool homes. The client should consider replacing single-pane windows with new, multi-pane windows.

40) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.

41) Several areas of the sub structure showed evidence of pest activity and damage and beams and joists mainly in the left/left front quadrant of the sub structure. These areas should be treated. All affected areas of joists/beams/sub flooring should be replaced.