1) Exterior stairs were deteriorated. A qualified person should evaluate and repair or replace as necessary.

at rear garage entry

2) Vegetation such as trees, shrubs and/or vines was in contact with or less than one foot from building exteriors. 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 building exteriors.

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

4) Replace missing screens as needed.

5) Repair deteriorated siding at rear gable wall and upstairs patio.

6) Some composition shingles were showing granule loss. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

7) Repair and seal attic access door at upstairs guest closet.

8) Secure loose flashing at east roof/wall junction.

loose nail backing out

9) 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.

10) 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.

12) Evidence of prior water intrusion was found in one or more sections of the garage. For example, water stains at support post bases, efflorescence on the foundation etc. Accumulated water is a conducive condition for wood destroying organisms and should not be present in the garage. The client should review any disclosure statements available and ask the property owner about past accumulation of water in the garage. The garage 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 garages include:

• Repairing, installing or improving driveway drains
• 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

13) One or more automatic door openers were inoperable. A qualified contractor should evaluate and repair or replace opener(s) as necessary.

14) Minor cracks were found in one or more sections of slab floors.

15) Improve weather stripping at exterior garage vehicle door and entry door.

16) 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

17) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:
http://www.google.com/search?q=old+smoke+alarms

18) Repair light cover at garage entry.

19) Replace inoperable bulbs.

20) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears 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.

21) Supply air from the air conditioning or heat pump cooling system was not cool enough. It should be 14 to 20 degrees Fahrenheit cooler than at the return duct(s), or current room temperature. This may be caused by refrigerant loss, dirty coils, a failing compressor, an over sized fan, or a deficient return air system. A qualified contractor should evaluate and repair as necessary.

Both downstairs units

22) The system's air handler was installed in an attic space, and no auxiliary condensate drain line or drip pan and drain 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 an auxiliary condensate drip pan and drain as per standard building practices.

Master and downstairs unit

23) One or more air filters were located so that they're difficult to access. Recommend relocating filters as necessary to more accessible locations, such as behind return air grills in interior living spaces.

24) 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.

25) Repair insulation at ducts over master section of attic.

26) 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.

27) 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.

28) The gas fireplace at location #A was not fully evaluated because of damaged control unit. 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.

29) The compactor oven was noisy or vibrating excessively. A qualified person should evaluate and repair as necessary.

30) The cook top was not functioning properly at inspection. Evaluate and repair/replace as needed.

31) 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.

32) Repair chain at guest toilet.

33) Secure vent at downstairs laundry to prevent sewer gas from collecting in this area.

34) Seals between multi-pane glass in some windows appear to have failed based on condensation or stains between the panes of glass. The view through the window may be obscured, and accumulated condensation leaking into wall cavities is a conducive condition for wood destroying organisms. A qualified contractor should evaluate and replace glass where necessary.

The client 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.

ie at dinning room

35) Wood flooring in some areas was stained. This may indicating that the floor has been wet in the past, or that repairs or the installation was substandard. Recommend consulting with the property owner about this. The client should consider having a qualified contractor evaluate and repair or refinish floors as necessary. For more information, visit:
http://www.woodfloorsonline.com/techtalk/woodwater6.html

ie at front office room

36) Some sections of flooring had minor deterioration or damage. For example, cracked tile or sun damage. A qualified person should repair as necessary.

37) Repair window gasket at upstairs rear window.