http://MagicCityInspections.com

magiccityinspections@gmail.com

(205) 567-7803

6505 Mays Bend Rd 
Pell City AL 35128-7145

Inspector: William Corbett

AL-HI #1030 and NACHI# 06051296

Summary
Unofficial version!

Client(s):	Kevin Carrington and Deronda Brown
Property address:	1147 Willow Way N Alexander City AL 35010
Inspection date:	Monday, November 20, 2023

This report published on Tuesday, November 21, 2023 2:20:50 PM CST

Buying a home? The process can be stressful. A home inspection is supposed to give you peace of mind, but often has the opposite effect. You will be asked to absorb a lot of information in a short time. This often includes a written report, checklist, photographs, environmental reports and what the inspector himself says during the inspection. All this combined with the seller's disclosure and what you notice yourself makes the experience even more overwhelming. What should you do?
Relax. Most of your inspection will be maintenance recommendations, life expectancies and minor imperfections. These are nice to know about. However, the issues that really matter will fall into four categories:
1. Major defects. An example of this would be a structural failure.
2. Things that lead to major defects. A small roof-flashing leak, for example.
3. Things that may hinder your ability to finance, legally occupy or insure the home.
4. Safety hazards, such as an exposed, live buss bar at the electric panel.
Anything in these categories should be addressed. Often a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4).
Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. Realize that sellers are under no obligation to repair everything mentioned in the report. No home is perfect. Keep things in perspective. Do not kill your deal over things that are easily repaired or are minor issues.

Concerns are shown and sorted according to these types:

	Safety	Poses a risk of injury
	Major defect	Correction likely involves a significant expense
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Minor defect	Correction only involves a minor expense
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Monitor	Recommend monitoring in the future
	Comment	For your information
	Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
	Conducive conditions	Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

General Information

1)  Microbial growths were found at one or more locations in interior rooms. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit:
https://www.reporthost.com/?MOLDCDC
https://www.reporthost.com/?MOLDEPA

Exterior closet near the exterior bathroom; Nursery bedroom closet; Upper-level mechanical closet; below the jetted tub in the upstairs bathroom; Guest house pantry; several ceilings on the main-level; Master bedroom closet (near the window); Office ceiling; Mechanical closet near the wine cellar; Mechanical closet near the elevator equipment room; Near the main dining room ceiling

Grounds

3)  Joist hangers decks or porches were missing. All nail holes for such hardware should be filled with approved fasteners such as "Teco" nails. Recommend that a qualified person install approved fasteners where missing.

In the boat house (under the guest house)

4)  One or more sets of stairs were unstable and/or wobbly. A qualified contractor should repair as necessary. For example, by installing additional bracing or supports.

Boat house

5)  Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.

Boat house

6)  Guardrails at one or more locations with drop-offs higher than 30 inches had gaps that were too large. This poses a safety hazard for children (e.g. falling, getting stuck in railing). Guardrails should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. Recommend that a qualified contractor repair or replace guardrails per standard building practices.

7)  Guardrails at one or more locations with drop-offs higher than 30 inches were too low. This poses a fall hazard. Guardrails should be at least 36 inches in height. Recommend that a qualified contractor replace or repair guardrails per standard building practices.

8)  The fencing around the pool and/or spa was missing. This is a safety hazard because it is intended to control access to areas with a drowning hazard. Fences and gates for this purpose should:

• Be a minimum of 5 feet (60 inches) in height
• Not be climbable by children
• Not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter

Recommend that a qualified person repair per standard building practices.

9)  Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the driveway. For safety reasons, recommend that a qualified contractor repair as necessary.

10)  A swimming pool and/or spa were installed on the premises. Pools, spas and related pumps, heaters, filters, electric or gas-fired systems, buildings, decks, landings and stairs are specialty systems and are excluded from this inspection. Comments in this report related to pools, spas and related equipment are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Many potential safety, maintenance and/or repair issues related to the pool and/or spa may exist. Recommend the following:

• Have a qualified specialist fully evaluate the pool and/or spa, and related systems as mentioned above
• Consult with the property owner about past maintenance and repairs, and review available documentation about installed systems
• Research safety and maintenance issues related to pools and spas

For more information, visit:
https://www.reporthost.com/?POOLSPA

11)  Guardrails above retaining walls higher than 30 inches were missing. This is a safety hazard due to the risk of falling. At a minimum, the client should be aware of this hazard, especially when children are present. Recommend that a qualified contractor install or repair guardrails per standard building practices (e.g. minimum 3 feet high, no gaps wider than 4 inches, not climbable). Dense shrubbery or vegetation may be acceptable as a barrier, but only when mature enough to be effective.

12)  Fungal rot was found in decking boards at one or more decks or porches. Conducive conditions for this such as wood-soil contact should be corrected. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.

Small deck near the boat house

13)  Fungal rot was found in stringers and/or treads at one or more sets of exterior stairs. Fungal rot in some stair components may pose a safety hazard. Recommend that a qualified person evaluate and repair as necessary. All rotten wood should be replaced.

Boat house

14)  The waterproof membrane at one or more decks, porches and/or balconies was substandard. Recommend that a qualified contractor evaluate and repair or replace membrane sections as necessary. Further evaluation may reveal damage due to water intrusion. Additional and/or structural repairs may be needed.

Especially around the pool area

15)  Aluminum decking boards were damaged or deteriorated. Typically, this material is designed to last longer than wood. Consult with the property owner to determine the manufacturer, the installation date, if receipts for documentation purposes are available, and what options there are for repairs. Recommend that a qualified contractor repair as necessary.

16)  Pavement sloped down towards building perimeters in one or more areas. Based on observations made during the inspection, significant amounts of water appear to have accumulated around building foundations or under buildings as a result. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary. For example, by installing drain(s) or removing old pavement and installing new.

Near the master bedroom

17)  Significant amounts of standing water or evidence of past accumulated water were found at one or more locations in the yard or landscaped areas, and no drain was visible. If evidence of past water was found (e.g. silt accumulation or staining), monitor these areas in the future during periods of heavy rain. If standing water exists, recommend that a qualified person repair as necessary. For example, installing one or more drains, or grading soil.

18)  Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.

19)  Cracks, holes, settlement, heaving and/or deterioration were found in sidewalks and/or patios. Recommend that qualified contractor repair as necessary.

20)  The concrete, tile or stone patio is overdue for regular maintenance. A water resistant coating should be applied. A qualified contractor should repair as needed.

Exterior and Foundation

23)  Fungal rot was found at one or more window frames and/or soffits. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced.

Upstairs bedroom windows, Guest house

24)  The masonry (brick or stone) veneer was deteriorated or damaged in some areas. Where cracks or openings are exposed, water may enter the wall structure causing mold, fungal growth and structural damage. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.

25)  One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.

Near the A/C unit for the guest house

Basement

29)  Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains or rust 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 basement. Recommend reviewing any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements 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 basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.

Roof

33)  This home had underground extension tubes for the gutters. Such extensions are not visible and may be damaged or clogged underground. These drains are excluded from the inspection. When drain holes or gutters do clog, subsequent water leaks may allow moisture to penetrate the home's exterior walls. Some homeowners choose to convert underground extensions to surface tubes (on top of the ground). The client may wish to have these extensions video scoped to determine if they are clogged or damaged.

34)  One or more gutters were very long and had too few downspouts. At least one downspout should be installed for every 30-40 feet of gutter. Too few downspouts may result in gutters being overwhelmed and then overflowing during heavy rain. Keep gutters clear of debris and monitor such gutters during periods of heavy rain. If they overflow, recommend that a qualified person install additional downspouts and extensions per standard building practices.

35)  One or more roof-top appurtenances such as vents, masts, pipes, etc. were significantly corroded. Metal may deteriorate to the point of needing replacement. Leaks can occur around such items if flashing or sealant doesn't form a waterproof seal with the corroded metal. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary. For example, by cleaning rust and repainting with a rust-inhibiting paint.

Chimney cap (viewed from the attic)

36)  Some clay roof tiles were cracked, broken and/or chipped. Leaks may occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person replace tiles or make repairs as necessary.

37)  One or more downspouts were dented. 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.

Near the basement garage

38)  One or more metal roof panels were corroded. Leaks may occur as a result. Recommend that a qualified person repair as necessary.

Attic and Roof Structure

41)  Tarps, buckets or rags were found in the attic. They appeared to be there in an attempt to catch water from roof leaks. Consult with the property owner, and/or having a qualified contractor evaluate and repair if necessary.

Master bedroom attic access

42)  One or more attic access hatches or doors were not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency. For more information, visit:
https://www.reporthost.com/?ATTACC

43)  The ceiling insulation in one or more areas of the attic was compacted or uneven. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).

44)  Attic insulation at one or more skylight chases or attic walls was missing. Heating and cooling costs will likely be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices.

Above the master bedroom access area

45)  What appeared to be past water stains were visible on the roof structure at one or more locations in the attic. However, no elevated levels of moisture were found at these stains during the inspection. The stains may have been caused by a past leak. Recommend asking the property owner about past leaks. Monitor these areas in the future, especially after heavy rains to determine if active leaks exist. If leaks are found, recommend that a qualified contractor evaluate and repair as necessary.

Garage or Carport

48)  One or more automatic door openers were inoperable. Recommend that a qualified contractor evaluate and repair or replace opener(s) as necessary.

Rear basement garage door

49)  One or more garage vehicle doors were damaged or deteriorated. Recommend that a qualified contractor repair or replace door(s) as necessary.

50)  Evidence of prior water intrusion or accumulation was found in one or more sections of the garage. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the garage. Recommend that the client 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, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in garage 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

Electric

53)  Panel(s) #A were corroded. This is a potential shock and fire hazard. Recommend that a qualified electrician evaluate and repair as necessary.

Under the pool area

54)  One or more ground fault circuit interrupter (GFCI) devices protecting receptacles at the exterior wouldn't trip when tested and/or wouldn't reset when tripped. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.

Front of the house, courtyard, near the guest house, aluminum dock, exterior near the pool area; Main level laundry room;

55)  One or more circuit breakers in panel(s) # 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:
https://www.reporthost.com/?DBLTAP

HVAC equipment panel

56)  Wire splices were exposed and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.

Basement garage ceiling (under the master bathroom area)

57)  One or more modern, 3-slot electric receptacles were found with an open ground. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a qualified electrician repair as necessary so all receptacles are grounded per standard building practices.

Basement garage (near the exterior door)

58)  One or more conduits or conduit fittings installed outside were loose. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.

Near the water pumps near the guest house

59)  Smoke alarms were missing from one or more bedrooms, from one or more hallways leading to bedrooms and/or on one or more levels. Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit:
https://www.reporthost.com/?SMKALRM

Including the guest house

60)  One or more slots where circuit breakers are normally installed were open in panel(s) #A. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.

61)  One or more multi-strand aluminum wires in panel(s) #(all) exterior lacked anti-oxidant paste at their connections with other equipment (e.g. circuit breakers, lugs, bus bars). Oxidation can occur without it and result in reduced conductivity and overheating. This is a potential fire hazard. Recommend that a qualified electrician apply anti-oxidant paste per standard building practices.

62)  One or more electric receptacles appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated or GFCI/AFCI protection may need to be reset to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.

Multiple areas of the interior and exterior of the house; Half bath closest to the master bedroom; Basement garage (near the sub-panel)

63)  One or more circuit breakers in panel(s) # were in the tripped and/or off position. Consult with the property owner to determine why breakers were tripped or off, and that a qualified electrician evaluate and repair if necessary. Note that the inspector does not operate circuit breakers.

Front gate breaker was off; HVAC equipment panel (irrigation pump);

64)  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.

Plumbing / Fuel Systems

66)  One or more leaks were found in drain and/or waste pipes or fittings. A qualified plumber should evaluate and repair as necessary.

Under the master bathroom area

67)  Water supply pipes were located outdoors and were subject to freezing. Recommend asking the property owner about any indoor shut-off valves that may exist for these supply pipes . If unable to determine or if none do, then recommend that a qualified plumber evaluate and repair as necessary. For example, by installing indoor shut-off valves or rerouting supply pipes indoors.

Courtyard area

68)  No expansion tank was installed for the water supply system. Expansion tanks are recommended when a property is on a public water supply system and the property's water system is "closed" via a pressure reducing valve (PRV), check valve, or backflow preventer. No room for expansion of water exists in this type of system. Thermal expansion occurs when water is heated during non-use periods. In a closed system with no provision for expansion, its effects can include:

• Backflow into the water main
• Damage to water heater connections, gas water heater flue tubes and pumps serving washers and dishwashers
• Leaking faucets
• "Weeping" of water through the water heater temperature-pressure relief (TPR) valve
• Noisy water hammer in the pipes

Expansion tanks can eliminate these problems by giving water a place to go when thermal expansion occurs. When a water heating cycle ends, or when any fixture is opened within the system, the impact of thermal expansion is reduced, and water drains out of the expansion tank back into the system. Recommend that a qualified plumber install an expansion tank per standard building practices.

69)  One or more sinks or fixtures used mechanical or auto vents. These are commonly installed in manufactured homes where it's difficult to install vents to the outside. However, most municipalities don't allow them for "stick-built" homes. The spring mechanisms in them can fail, resulting in sewer gases entering living spaces, and they have no screen to keep out vermin (mice). "Air admittance valves" (AAV) are recommended instead of these vents. AAVs have no spring to fail and have built-in screens. Recommend that a qualified plumber upgrade mechanical vents to AAVs. For more information, visit:
https://www.reporthost.com/?AUTOVENT

Many plumbing fixtures had this type of vent

70)  Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.

71)  One or more plumbing vent pipes terminated in the attic (Nursery attic access). Blocked vent pipes can cause sewer gases to enter living spaces. Recommend that a qualified person repair per standard building practices. For example, by extending pipe(s) to terminate at least 6 inches above the roof surface.

72)  Based on visible components or information provided to the inspector, this property appeared to have a private sewage disposal (septic) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:

• Consult with the property owner about this system's maintenance and repair history
• Review any documentation available for this system
• Review inspection and maintenance requirements for this system
• That a qualified specialist evaluate, perform maintenance and make repairs if necessary

For more information, visit:
https://www.reporthost.com/?SEPTIC

73)  The inspector did not determine the location of the water meter. Recommend consulting with the property owner to determine the meter location, that you locate it yourself, or consult with the local water municipality if necessary. It is especially important to find the meter if no main shut-off valve is found because the meter may be the only way to turn off the water supply in the event of an emergency, such as when a supply pipe bursts.

Water Heater

74)  The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit:
https://www.reporthost.com/?SCALD

Heating, Ventilation and Air Condition (HVAC)

77)  One or more registers for the HVAC system were installed so they opened into the garage. This forms a direct connection between the garage and living spaces in the house. This is a safety hazard for carbon monoxide poisoning, fumes and fire. Recommend that a qualified person remove the register and make permanent repairs to patch the ductwork per standard building practices.

78)  The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be at 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.

79)  The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be beyond 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.

80)  The furnace burner chamber had significant rust. Recommend that a qualified heating contractor evaluate further. Repairs or replacement may be necessary.

81)  Supply air from the air conditioning or heat pump cooling system was not cool enough. It should be 14-20 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. Recommend that a qualified HVAC contractor evaluate and repair as necessary.

Main-level living room area; Basement garage

82)  Ice was found on the evaporator coils and/or refrigerant lines at the air handler. This can be caused by:

• Lack of refrigerant in the system due to a leak
• Reduced air flow due to dirty filters
• Bad fan motors
• Too many closed vents

This can result in damage to equipment, reduced efficiency and increased energy costs. Recommend that a qualified HVAC contractor evaluate and repair as necessary.

83)  The air handler's primary condensate drain line, pan or nearby components were wet or water stained. This may indicate a prior leak or blockage at the evaporator or drain line. Condensate drain water may accumulate, leak and cause water damage to surrounding areas or components. Recommend that a qualified HVAC contractor repair as necessary.

84)  One or more ceiling fans wobbled excessively during operation. This is a potential safety hazard and may be caused by loose fasteners, blades, rod-fan body junction, the fan itself being loose, or bent, misaligned or unbalanced blades. Recommend that a qualified person repair as necessary. For more information, visit:
https://www.reporthost.com/?FANBAL

85)  This home appeared to have a radiant floor heating system. The distribution piping is mostly hidden and inaccessible. Only a limited evaluation was performed, typically by measuring floor temperatures at the beginning of the inspection and again at the end after the system has been turned on for some time. Even if this system is operable, the inspector does not determine if it is adequate or fully functional. Manufacturers of these systems typically recommend that they be serviced annually, especially if a boiler is used for the heat source. Recommend consulting with the property owner about past maintenance or repairs, and reviewing documentation if possible. If this system has not been serviced within the last year, or if unable to determine when it was last serviced, recommend that a qualified specialist evaluate and perform maintenance or repairs if necessary.

The inspector was unable to get the floor heating system to respond to normal controls. A qualified contractor should evaluate and repair as needed.

86)  The last service date of the forced air heating/cooling system 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 service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.

87)  Insulation on the heat pump or air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.

88)  Vegetation such as trees, shrubs and/or vines were too close to the heat pump or air conditioning condensing unit. There should be at least 12 inches of clearance on all sides and at least 4-6 feet above. Inadequate clearance around and above can result in reduced efficiency, increased energy costs and/or damage to equipment. Recommend pruning and/or removing vegetation as necessary.

89)  The digital display on the thermostat was dim or displayed readings in a substandard way. This may be caused by a low or dead battery. The batteries should be replaced. If this condition persists after replacing the batteries, then recommend that a qualified HVAC contractor evaluate and repair or replace as necessary.

Fireplaces, Stoves, Chimneys and Flues

90)  A fireplace was equipped with a gas burner and the chimney damper could close. This is a safety hazard due to the possibility of burner or pilot light exhaust gases entering living spaces. Modifications should be made to prevent the damper from ever closing to prevent this. A qualified contractor should repair per standard building practices so the damper cannot close.

91)  One or more chimney flue terminations had no spark screen. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Recommend that a qualified person install spark screens per standard building practices where missing.

92)  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:
https://www.reporthost.com/?ANGFINSP

93)  One or more gas fireplaces or stoves did not respond to normal controls (e.g. on/off switch, thermostat, remote control) and were not fully evaluated as a result. The pilot light or gas supply may have been turned off, or some other condition may have prevented operation. The inspector only operates normal controls and does not light pilot lights or operate gas shut-off valves. Consult with the property owner, review all documentation for such gas appliances, and become familiar with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.

Kitchen

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

Guest house

95)  The under-sink food disposal was inoperable. Recommend that a qualified contractor repair or replace as necessary.

Guest house

96)  The oven door springs malfunctioned. The door should not fall open quickly, and it should stop securely in a horizontal position. Recommend that a qualified specialist repair as necessary.

97)  No exhaust hood, ceiling or wall-mounted exhaust fan or downdraft exhaust system was found for the cook top or range. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor install a venting system per standard building practices.

Upper level kitchenette.

98)  The sink faucet was dripping. Recommend that a qualified person repair as necessary.

Guest house kitchen

99)  The dishwasher wasn't securely attached to the counter or cabinets. Fasteners were substandard. Recommend that a qualified person install fasteners per standard building practices.

Upstairs kitchenette

100)  Stains were found in the shelving or cabinets below the sink. Plumbing leaks may have occurred in the past. Consult with the property owner about this, and if necessary a qualified person evaluate and repair.

Bathrooms, Laundry and Sinks

103)  The toilet at location(s) Guest house master bathroom didn't flush or had a weak flush. Recommend that a qualified plumber evaluate and repair or replace the toilet as necessary.

104)  Tub fixture was leaking at the base (jetted tub upstairs). A qualified plumber should repair as needed.

105)  The sink at location(s) #basement garage utility sink was damaged or significantly deteriorated. Recommend that a qualified contractor replace the sink.

106)  The toilet at location(s) #B ran water continuously or didn't shut off after being flushed, and water leaked from the tank into the bowl. Significant amounts of water can be lost through such leaks. If this system uses a septic system, the septic system can be overloaded and cause significant and potentially expensive damage. A qualified person should repair or replace components as necessary.

107)  One or more bathtub faucet handles at location(s) #Master bath tub were loose. Recommend that a qualified person repair or replace handles as necessary.

108)  The shower head at location(s) # was damaged and/or leaking. Recommend that a qualified person repair as necessary.

Most shower heads had issues with leaking

109)  Caulk was missing around the base of the bathtub spout, or there was a gap behind it, at location(s) #Jack and Jill bathroom;. Water may enter the wall structure behind the bathtub. Recommend that a qualified person repair as necessary to eliminate the gap. For example, by installing or replacing caulk if the gap is small enough. For larger gaps, a shorter spout nipple or an escutcheon plate can be installed.

110)  Tile and/or grout in the shower enclosure at location(s) #A and B were deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor repair as necessary.

Upper-level bathrooms; Master bathroom; Basement full bathroom

111)  Water was leaking at the sink faucet base or handles at location(s) #Jack and Jill bathroom; nursery bathroom; Guest house master bathroom; Basement full bathroom. Recommend that a qualified plumber repair as necessary.

112)  The wall by the bathtub at location(s) #Upper-level (back of house); Half-bath (near main-level laundry room); Guest house master bathroom was water-damaged. Recommend that a qualified person repair as necessary.

Interior, Doors and Windows

115)  Condensation or staining was visible between multi-pane glass in one or more windows. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.

Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.

Upper-level hallway, Nursery room, Upper-level back bedroom; Near the foyer;

116)  Stains and elevated levels of moisture were found in one or more ceiling areas. The stains appear to be due to an active roof and/or plumbing leak. Recommend that a qualified contractor evaluate and repair as necessary.

Upper-level bedroom closet; half-bath near the main-level laundry room; Pool table room; Master closet; Wine cellar; Mechanical closet near the wine cellar; Basement den (back of the house)

117)  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.

Upper-level bedroom closet

118)  Some exterior door hardware, including locksets were loose. Recommend that a qualified person repair or replace as necessary.

Guest house

119)  Some interior door hardware (locksets) were loose. Recommend that a qualified person repair or replace as necessary.

120)  The open-close mechanisms for one or more casement windows were difficult to operate, inoperable or damaged. Recommend that a qualified person repair as necessary.

121)  One or more walls and/or ceilings were cracked. Recommend that a qualified person repair as necessary.

122)  One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.

123)  Tile, stone and/or grout in the flooring in one or more areas was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. If in a wet area, water can damage the sub-floor. Recommend that a qualified contractor repair as necessary.