1) Flashing appeared to be missing from above one or more deck or porch ledger boards, or could not be verified. Missing flashing at this location can cause moisture to accumulate between the ledger boards and the building. Fungal rot may occur in this area and cause the ledger board fasteners to fail. The deck may separate from the building in this event. This is a potential safety hazard. Recommend that a qualified contractor install flashing above ledger boards per standard building practices. For more information, visit:
http://www.reporthost.com/?LB
http://www.reporthost.com/?SD
Repairs have been made to the deck.
Some substandard strucural components installed.
Some joist where scab on to the original. Believe it was done to secure decking down.
Basement ceiling is finished and could not measure the length of the cantilever.

2) The risers for stairs at one or more locations varied in height and pose a fall or trip hazard. Risers within the same flight of stairs should vary by no more than 3/8 inch. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs.

3) Fences are not part of the home inspection.
It is done as a courtesy.
The pool enclosure (rod iron/brick wall) has to be repaired or replaced.
The rod iron is broken or pulling away from the brick. The brick is spalling in numerous places.
The bricks have shifted and it appears the wall has moved in some spots.
It appears the driveway (cracked) is pushing on the brick wall.
It is recommended for a license qualified contractor to evaluate, repair or replaced.

6) The masonry (brick or stone) veneer was deteriorated or damaged in some areas.
You can also see where some of the block foundation mortar joint has separated.
Where cracks or openings are exposed, water can 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 evaluate and repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.

7) One or more isolated footings or sections of footings or foundations were undermined. Soil has either eroded out from underneath or has been excavated too close to these areas. Standard building practices typically require undisturbed soil to extend at least a foot horizontally out from the edge of footings and then slope down no more steeply than 45 degrees. Otherwise soil can collapse from beneath the footing(s). Recommend that a qualified contractor or engineer evaluate and determine what repairs if any should be made. If repairs are needed, a qualified contractor should make them.

15) Handrail at top basement steps was not rounded off. Clothing i.e., loose robe's sleeve, can catch at the top of the steps. This is a potential fall hazard. Recommend that a qualified individual repair handrail.

19) There are dried water stains above the exterior entrance door below the flat roof.
The weather during the inspection was dry.
The roof covering (EPDM?) rubber does not look like the original roofing material.
Recommend the owner is asked, when that roof was installed, if that roof was leaking since the new rubber/shingles/flashings was installed and getting a qualified roofing contractor to confirm.
The condition of the flashing/seal above the door could be a issue.
Condensation in the roof structure from inadequate venting could be a issue.
There is no attic to access to further evaluate.
The roof should be monitored during rainy weather.

23) One or more exhaust ducts (e.g. bathroom fan, clothes dryer,stove top) in the attic have come apart and some just vent into attic. 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.
The one duct pictured below has come apart.
It also look like a small amount of (acorns) near the dislodge pipe.
South side of local chimney.
Disconnected exhaust duck.
The disconnected exhaust duck could be to the old stove top vent.
The old stove top grill does not turn on and might have intentionally electrically disconnected if not broke.
Highly recommend a qualified licensed contractor evaluate before the stove top is fixed or replaced and the duck reused.

27) Substandard wiring was found at the pool area. For example,no GFR. This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.

28) One or more electric receptacles (outlets) at the had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:

• Outdoors (since 1973)
• Bathrooms (since 1975)
• Garages (since 1978)
• Kitchens (since 1987)
• Crawl spaces and unfinished basements (since 1990)
• Wet bar sinks (since 1993)
• Laundry and utility sinks (since 2005)

For more information, visit:
http://www.reporthost.com/?GFCI

29) The inspector was unable to open and evaluate panel(s) #C in the garage. This panel is excluded from this inspection. Recommend that repairs, modifications should be made by a license qualified electrician as necessary so panels can be opened and fully evaluated.
Could not open it safely, panel is loose and rotated on conduit.
In the main house basement area there is a small electric panel approximately 6x8 inches sitting on the R/S side of exterior double doors. The picture did not take.
I could not access it and asked the owner and he did not know what it was for.
Recommend a license qualified electrician evaluate.

30) One or more modern, 3-slot electric receptacles (outlets) 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.

31) One or more installed outside were not rated for exterior use. This is a potential shock and fire hazard. Recommend that a qualified electrician repair per standard building practices.

32) Smoke alarms were missing . Additional 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:
http://www.reporthost.com/?SMKALRM

33) One or more cover plates for receptacles (outlets) were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.

34) Carbon monoxide alarms were missing . This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed in the vicinity of each sleeping area, on each level and in accordance with the manufacturer's recommendations. Recommend installing additional carbon monoxide alarms per these standards. For more information, visit:
http://www.reporthost.com/?COALRM

37) Main shut off for public water supply.
Need to ask owner why there is a back flow valve house side of main shut off valve.
It appears the well side of the water supply ties into the same line as the the Public supply.
It also appears the back flow valve is to prevent well water pressure from over coming Public supply side and potentially putting well water in public (your neighbors) supply line.
This cannot be verified.
This is a health hazard and should be corrected as soon as possible.
To shut water off to the house you have to make sure both lines shut off valves are closed.
The county water supply must be totally separate from private well water.
A license qualified plumbing company has evaluate,repair and replace according to local or state codes.
Note; When I tested the water pressure I was not in then basement at the time to verify that I was only testing public water supply.
At which time the pressure was good.
My picture shows public water on and well water turn off.

43) The water heater did not have earthquake straps or struts installed. This is a potential safety hazard in the event of an earthquake due to the risk of the water heater tipping over, gas lines breaking if it's gas-fired, or electric wiring being damaged if powered by electricity. Leaks can also occur in water-supply pipes. Recommend that a qualified person install earthquake straps or struts as necessary and per standard building practices.

44) The temperature-pressure relief valve drain line was too short. 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. Recommend that a qualified plumber repair per standard building practices. For example, by extending the drain line to within 6 inches of the floor, or routing it to drain outside. For more information, visit:
http://www.reporthost.com/?TPRVALVE
Don't know why homeowner had a bucket under the drain other than its more than 6 inches off the floor.
I would ask him about it.

46) The last service date of the gas or oil-fired forced air furnace 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

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

52) Wood burning stoves and inserts are a main source of house firers.
This property has several of them and associated chimneys.
I highly recommend a licensed qualified wood burner/chimney do a complete inspection all of these complete systems and make recommendations and repairs as needed.
The old patio grill should be renovated to code or taken out or permanently disabled and made unavailable.
The flue showed signs of water and outside infiltration.

53) One or more freestanding wood stoves or wood stove inserts were installed so that the flue was routed into a masonry chimney with clay ceramic liner chimney liner. Recommend that a qualified contractor evaluate to determine if a ceramic flue liner is adequate and also to determine if drafting is adequate. If no liner is installed, recommend that a liner be installed per standard building practices. For example, a stainless steel or cast-in-place liner.

54) No spark screen or rain cap was installed at one or more chimney flue terminations. 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. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing.

55) One or more wood-burning fireplaces or stoves were found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all wood-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at:
http://www.reporthost.com/?CSIA

56) One or more gaps were found between the fireplace face and the firebox. Heat from the firebox may penetrate these gaps to combustible materials in the wall structure. This is a potential fire hazard. Recommend that a qualified contractor repair as necessary.

57) 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.

62) Cook top built in grille is inoperable.
It appears the exhaust duck vent integrity has been compromised.
A through investigation of the venting system has to completed and repaired or replaced before it can be used again.
Grill to roof. Recommend a qualified licensed contractor.

63) The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit:
http://www.reporthost.com/?ATB

68) The inspector was unable to verify that the glass used in one or more by the at location(s) # was approved safety glass. Glazing that is not approved safety glass located in areas subject to human impact is a potential safety hazard. Standard building practices require that approved safety glass be used in enclosures for bathtubs, showers, spas, saunas and steam rooms, and in windows where the bottom edge of the window is less than 60 inches above the drain inlet or standing surface. Wire-reinforced glass is not acceptable. Recommend that a qualified contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary, and per standard building practices.

74) The inspector was unable to verify that the glass used in one or more windows was approved safety glass where required. Window glazing that is not approved safety glass, located in areas subject to human impact, is a safety hazard. Standard building practices generally require that approved safety glass be used in but not limited to the following conditions:

• Windows with a pane larger than 9 square feet, with a bottom edge closer than 18 inches to the floor and a top edge higher than 36 inches above the floor and within 36 inches, horizontally, of a walking surface
• Windows that are both within a 24-inch arc of a door and within 60 inches of the floor
• Glazing in walls enclosing stairway landings or within 5 feet of the bottom and top of stairways, where the bottom edge of the glass is less than 60 inches above the floor

Note that "art glass" (leaded, faceted, carved or decorative) may be an acceptable alternative for safety glass due to its visibility. Also, a 1 1/2-inch-wide protective bar on the accessible side of the glass, placed 34-38 inches above the floor, can serve as an acceptable substitute for safety glass. Recommend that a qualified contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary, and per standard building practices.

75) One or more bedrooms had windows that were too high off the floor. At least one window requires adequate egress in the event of a fire or emergency to allow escape or to allow access by emergency personnel. Such windows should have a maximum sill height of 44 inches off the floor. At a minimum, keep a chair or something that serves as a ladder below the window at all times. If concerned, have a qualified contractor repair or make modifications per standard building practices. For more information, visit:
http://www.reporthost.com/?EGRESS