1) Microbial growths were found at the skylight in the master bathroom. 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 building envelope leaks. 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.

3) Cracks were found in the driveway. Recommend that qualified contractor seal cracks as necessary.

4) Screws securing treads were loose at north side stairs and were not flush with the surfaces of boards. Boards are more likely to loosen and warp. This may pose a safety hazard to those with bare feet. Recommend securing screws as necessary.

5) The pergola was loose. Recommend securing screws into the deck.

6) Soil was in contact with wooden deck stairs. This is a conducive condition for wood-destroying organisms. Soil should be graded and/or removed so no wood-soil contact is present, if possible. Otherwise, installing products such as borate-based Impel rods may help to prevent infestation and damage.

8) An exhaust duct end cap was damaged at the east side. Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and can pose a fire hazard. Recommend that a qualified person repair or replace caps as necessary.

10) Handrails were missing from the stairs leading to the basement. 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.

11) The skylight appeared to have an active leak. Recommend that a qualified contractor evaluate and repair as necessary.

12) Extensions such as splash blocks or drain pipes for downspouts were missing. Water can accumulate around the building foundation or inside basements as a result. Recommend installing extensions as necessary so rainwater drains away from the structure.

13) Installation of shingles around roof flashings were substandard. Shingles should overlap the top third of the flashing. Leaks can occur as a result. Recommend installing a superior roof sealant such as "Through the Roof" around the perimeter of the flashing.

15) An exhaust duct was in the attic was not insulated. This can result in moisture forming inside the duct or "sweating" on the outside of the duct depending on the surrounding air temperature and the exhaust air temperature. Recommend covering the duct with insulation.

16) Moisture stains were noted at a duct. Recommend applying a superior sealant such as "Through the Roof" around the perimeter of the duct.

17) Fire tape was missing at drywall seams. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified contractor fire tape drywall seams at the ceiling.

18) The door between the garage and the house was missing a self closing device. This is a potential safety hazard. Such doors should provide limited fire resistance to prevent fire and gases from spreading from the garage to the house. Recommend installing a self closing device.

19) The attic access hatch cover in the attached garage ceiling was flammable. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. This includes having an access hatch cover installed that is in good condition, with similar fire-resistance. Recommend that a qualified person replace or repair hatch cover(s) per standard building practices.

20) Debris was noted in the garage floor drain. Recommend cleaning drain.

21) Electric receptacles at the laundry area and garage had no visible ground fault circuit interrupter (GFCI) protection. 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)

22) Light fixtures were loose in the garage. Recommend securing the lights as necessary.

23) Smoke alarms were missing in the several areas. 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.

NOTE: Existing smoke alarms were older than 10 years of age. Recommend replacing all smoke detectors.

24) The east side exterior GFCI was loose. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.

25) Cover plates were missing in the garage and basement. 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.

26) Carbon monoxide alarms were missing. This is a potential safety hazard. Recommend installing additional carbon monoxide alarms.

27) Wires in the attic were not contained in a covered junction box. This is a potential fire hazard. Recommend adding a cover to the junction box.

28) 220 volt circuit was missing from the laundry area in the basement. Recommend a licensed electrician repair per standard building practices.

29) Circuit branch wiring was incomplete in some areas of the basement. Recommend a licensed electrician complete circuit branch wiring per standard building practices.

30) The legend for circuit breakers was incomplete in the garage panel. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.

32) Based on visible equipment, 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.

33) The inspector could smell sewer gases around the sewage ejector pump. Gaps were noted around the cap. Recommend a qualified contractor repair the seal.

38) Leaks were found at a boiler air vent. Recommend that a qualified heating contractor or plumber evaluate and replace the air vent as necessary.

39) The boiler's temperature-pressure relief valve was leaking. This can be due to excessive pressure in the system, or a defective valve. Recommend that a qualified heating contractor or plumber evaluate and repair as necessary.

42) The basement toilet was loose where it attached to the floor. Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

43) Staining was visible between multi-pane glass in four windows at the west side of the home. 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 U-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.

44) Closet doors were missing in several areas. Recommend a qualified contractor install closet doors as necessary.

45) The crank handle was stripped at the east side egress window. This is a safety concern in the event of an emergency. Recommend that a qualified contractor repair the damaged hardware.

46) Carpeting was damaged and loose. Recommend a qualified contractor replace damaged carpet.

47) Weatherstripping was damaged at the east door entrance door and at garage vehicle doors. Recommend installing new weatherstripping as necessary.

48) A window screen was damaged at the west side. Recommend repairing screen.