1) Microbial growths were found at one or more locations in the basement. 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:
http://www.cdc.gov/mold/
http://www.epa.gov/mold/

This was located in the cellar. Recommend treating substance as mold and mediating accordingly.
Cost estimate: $50

2) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists 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) Many areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

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

The cost of repair will vary based on method. This could range from hundreds to thousands in labor and materia.

Current rate of replacement is approximately $4.25/sqft. Estimated replacement costs $10,000- $12,000 for entire driveway.

5) Some exterior stairs were obscured by carpeting and couldn't be fully evaluated.

6) The masonry (brick or stone) veneer was deteriorated or damaged in some areas. 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 repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.

7) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.

8) The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture.Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.

Peeling paint was observed on the east side of garage exterior.
Cost estimate: $400

9) [Some!Many] exterior wall sections were obscured by vegetation and couldn't be fully evaluated. They are excluded from this inspection.

10) Many areas were not evaluated due to lack of access from stored items. These areas are excluded from the inspection.

11) One or more downspouts were damaged. 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.

Two downspout extensions on garage were damaged and need replacement One downspout was missing an extension
Cost estimate: $50

12) Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.

15) floor areas were obscured by vehicles and couldn't be fully evaluated.

Garage floor was observed to have large cracking that needs to be further evaluated and repaired or replaced as necessary. Estimated cost of replacement 1600-2000 dollars.

16) One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.

17) The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture.Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.

18) One or more exterior entry doors locked. The inspector was unable to operate or fully evaluate the door(s) as a result.

Rear garage entry door had double cylinder lock with no key available.

19) The garage were obscured by stored items and/or vehicle(s). In general, the inspector does not move personal belongings or debris. All areas or items that are obscured, concealed or not readily accessible are excluded from this inspection. The client should be aware that when stored items, vehicle(s) and/or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

22) No arc fault circuit interrupter (AFCI) breakers were installed for bedroom circuits. These are relatively new devices, and reduce the risk of fire by protecting against overheated or arcing receptacles (outlets) or light fixtures. Consult with a qualified electrician about upgrading circuits to AFCI protection per standard building practices. For more information, visit:
http://www.google.com/search?q=arc+fault+circuit+interrupter

23) Extension cords were being used as permanent wiring at one or more locations. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring is a potential fire and shock hazard, and indicates that wiring is inadequate and needs updating. Extension cords may be undersized. Connections may not be secure resulting in power fluctuations, damage to equipment, overheating and sparks that could start a fire. Recommend that a qualified electrician repair per standard building practices and eliminate extension cords for permanently.

The rear sunroom was observed to have no permanent outlets wired for service. An extension cord was hard wired into the rear light fixture which is a major fire hazard. Recommend removing the extension cord and installing a permanent outlet(s) for this area.

24) One or more smoke alarms were missing, damaged, or missing components. Smoke alarms should be replaced as necessary. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/559.pdf

25) No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

26) Some smoke alarms were present in the dwelling, recommend referring to previous comment for placement locations.

27) 2-slot receptacles (outlets) rather than 3-slot, grounded receptacles were installed in one or more areas. These do not have an equipment ground and are considered unsafe by today's standards. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacle(s), in addition to replacing the receptacle(s). Consult with a qualified electrician about upgrading to 3-wire, grounded circuits.

28) The electric service to this property appeared to be rated at substantially less than 200 amps and may be inadequate. Depending on the client's needs, recommend consulting with a qualified electrician about upgrading to a 200 amp service. Note that the electric service's rating is based on the lowest rating for the meter base, the service conductors, the main service panel and the main disconnect switch. One or more of these components may need replacing to upgrade.

29) Exterior outlets were tested and found to be in serviceable condition.

30) Location of main electric service.

32) One or more leaks were found in water supply pipes or fittings. A qualified plumber should evaluate and repair as necessary.

The fittings that lead to the laundry tub faucet were observe to be leaking. Recommend hiring a qualified professional to repair or replace faucet and fittings as necessary.

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

The p trap in the laundry tub was observed to be leaking. Recommend hiring qualified professional to repair or replace as needed.
Cost estimate: $75

34) One or more hose bibs (outside faucets) were not the "frost-free" design, and are more likely to freeze during cold weather than frost-free hose bibs. Recommend that a qualified plumber upgrade these with frost-free hose bibs to prevent freezing, pipes bursting, flooding and possible water damage.
Cost estimate: $50

35) Both toilets in the home where observed to have damaged till valves.Recommend hiring a qualified contractor to repair or replace as needed.

36) The kitchen sink and both bathroom vanities had personal items stored limiting the visibility of the inspection. Although no leaks or other problem areas were observed, it is recommended that further evaluation be completed after items are removed.

37) The gas meter is located in the basement.Recommending contacting gas company to discuss moving to an exterior location.

38) Drywall repair was observed in the powder room. According to the owner, plumbing repairs were performed on the upstairs bathroom toilet.

40) The hot water heater was observe to be in excellent serviceable condition.

41) Because of the age and/or condition of the forced air furnace, recommend that a qualified HVAC contractor inspect the heat exchanger and perform a carbon monoxide test when it's serviced. Note that these tests are beyond the scope of a standard home inspection.

42) The last service date of the forced air electric furnace appeared to be more than 2 years 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 2 years ago, a qualified HVAC contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.

43) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. The inspector was unable to determine the age of this unit. Be aware that it may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the age (ask property owner or service technician), and budgeting for a replacement if necessary.

44) The estimated useful life for most forced air furnaces is 15-20 years. This furnace 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.

Although 50 years old, this Unit appears to be in serviceable condition.Recommend budgeting for immediate replacement.

45) The thermostat was observe to be in serviceable condition.

46) The fire place appeared to be in serviceable condition

47) The countertops, areas below sink(s) and/or flooring were obscured by stored items or dishes and couldn't be fully evaluated.

49) The toilet fill valve or float mechanism in the toilet at location(s) #A and B did not operate properly or was inoperable. Recommend that a qualified person repair as necessary.
Cost estimate: $30

50) The areas below sink(s) at location(s) #A and B were obscured by stored items and couldn't be fully evaluated.

51) Basement stairs were weak and need bracing, recommend hiring a qualified professional to further evaluate and repair or replace as needed.

52) One or more windows that were designed to open and close were difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.

53) One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.

54) Weatherstripping around one or more exterior doors was deteriorated. Water may enter the building, or energy efficiency may be reduced. Recommend that a qualified person repair or replace weatherstripping as necessary.

Front door