Summary

4) Safety, Repair/Replace - Risers for stairs at one or more locations were higher than 7 3/4 inches and posed a fall or trip hazard. Risers should be 7 3/4 inches or shorter. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.

5) Safety, Repair/Replace - 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 are present. Recommend that a qualified contractor repair per standard building practices.

6) Safety, Repair/Maintain - A proper landing should be installed at the steps in order to properly support the steps and help prevent tripping.

7) Repair/Replace, Evaluate - Fungal rot was found in decking boards and/or support posts 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.

8) Repair/Replace, Evaluate - Fungal rot was found in support posts 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.

13) Repair/Replace - 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.

16) Safety, Repair/Replace - 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.

22) Repair/Replace - One or more garage vehicle doors were damaged or deteriorated. Recommend that a qualified contractor repair or replace door(s) as necessary.

23) Repair/Replace - Some sections of siding and/or trim were damaged. Recommend that a qualified person repair, replace or install siding or trim as necessary.

28) Safety, Repair/Replace - One or more circuit breakers in panel(s) #A and C 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:

http://tinyurl.com/kreuhtd

http://www.google.com/search?q=double+tap+circuit+breaker

29) Safety, Repair/Replace - Neutral wires were doubled or bundled together under the same lug on the neutral bus bar in panel(s) #A and B. This is a potential safety hazard in the event that one of the circuits needs to be isolated during servicing. For one neutral to be disconnected, other neutrals from energized circuits sharing the same lug will be loosened. Power surges may result on the energized circuits and result in damage or fire. Also, multiple wires under the same lug may not be secure, resulting in loose wires, arcing, sparks and fire. Recommend that a qualified electrician repair per standard building practices. For more information, visit:
http://www.google.com/search?q=double+tap+on+neutral+bus+bar

30) Safety, Repair/Replace - Flexible lamp or appliance cord was being used for permanent wiring at one or more locations. Such wiring is not intended to be used as permanent wiring and poses a safety hazard of shock and fire. Recommend that a qualified electrician repair per standard building practices.

31) Safety, Repair/Replace - One or more receptacles (outlets) were installed directly above electric baseboard heaters. This was a common practice in the past, but insulation on appliance cords in contact with the heater(s) can be damaged by heaters. This is a shock and fire hazard. Recommend that a qualified electrician make repairs or modifications as necessary. For example, by converting receptacles to junction boxes, moving receptacles and/or moving baseboard heaters.

32) Safety, Repair/Replace - Light fixtures with fully or partially exposed incandescent bulbs were installed in one or more closets. This is a fire hazard. Flammable stored items can come into contact with hot bulbs, or hot fragments from broken bulbs can fall on combustible materials. Closet lighting should use fluorescent light fixtures or fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. If globes or covers are missing, they should be replaced. Otherwise recommend that a qualified electrician replace closet lights per standard building practices.

33) Safety, Repair/Maintain - One or more knockouts were missing from panel(s) #C. Holes in panels are a potential fire hazard if a malfunction ever occurs inside the panel. Rodents can also enter panels through holes. Recommend that a qualified person install knockout covers where missing and per standard building practices.

34) Repair/Replace - There was evidence of rodent intrusion in the electric panel(s).

Mice in electrical panels can cause considerable damage and create a fire risk. From the homeowner's perspective this is a safety concern. From the perspective of a mouse the electrical panel is likely to be a warm dry home, safe from cats and other enemies. The mice will furnish the electrical panel with cozy bedding such as insulation and also stock pile groceries, often pet food or nuts. For entertainment the mice will chew on the electrical wiring and their urine is corrosive.
How do the mice gain entry to the panel? The mice only need a very small opening about the size of a dime to squeeze inside the panel. The National Electrical Code requires that all opening in electrical panels be sealed. Unfortunately, electricians, homeowners other tradesman often overlook this issue despite this requirement.

What to do? If an opening is discovered, a qualified electrician should be engaged for repair.

35) Repair/Replace - There are breakers installed in the panel that are not approved by the manufacturer.

NEC 110-3(b) prohibits the use of equipment where labeling strictly disallow the use of those components.

Article 110-3(b) of the NEC states that Listed or labeled equipment shall be used or installed in accordance with any instructions included in the listing or labeling. Just because a breaker fits in the panel does not mean that it is okay to install it in that panel. To my knowledge, only one manufacturer has had their breakers tested and listed to install in other manufacturers panels. However, even that breaker is not allowed in a panel that is specifically labeled against installing other brands of breakers. Some panels even limit the use of certain series of their own breakers in their panels.

43) Repair/Replace - 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.

51) Safety, Evaluate - There is no Low Water Cut Off Valve installed on the boiler
One of the most important safety devices on your boiler is the low water cutoff valve.

This device detects if the water level within your boiler has dropped below the manufacturers recommended level. Should this occur, the low water cutoff will do just as its name implies. It will cut-off the burner and shut the boiler down.
Without a properly functioning low water cutoff, the burner can continue to fire allowing for intense heat to build. The results can be catastrophic - explosions, fires and the possibility of severe injuries to personnel and property.

Regular inspections of this crucial safety device. Make sure it is operating properly. If it needs rebuilt or replaced, attend to it immediately.
Inquire if your service technician recommends turning off the water fill valve to the boiler if you do have a Low Water Cut Off Valve

52) Safety - The house has one or more electric baseboard heaters installed. There are some safety concerns with electric baseboard heaters.

CAUTION - High Temperature. Keep electrical cords, drapes, and other furnishings away from heater. When using electrical appliances, basic precautions should always be followed to reduce the risk of fire, electric shock, and injury to persons, including the following:

The heater is hot when in use. To avoid burns, do not let bare skin touch hot surfaces. Use caution when any heater is used by or near children or invalids and whenever the heater is left operating unattended.

Keep combustible materials, such as furniture, pillows, bedding, papers, clothes, and curtains away from heater, minimum of 12 inches in front and above, 6 inches on both sides is the minimum clearance.

Do not insert or allow foreign objects to enter any ventilation or exhaust opening as this may cause an electric shock or fire, or damage the heater.

To prevent a possible fire, do not block air intakes or exhaust in any manner. Heater must be kept clear of all obstructions: minimum of 12 inches in front and above, 6 inches on both sides.

Heater must be kept clean of excessive lint, dirt and debris

Use this heater only as described in this manual. Any other use not recommended by the manufacturer may cause fire, electrical shock, or injury to persons.

58) Safety, Repair/Maintain, Evaluate - 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.csia.org/

59) Safety, Comment - The National Fire Protection Agency (NFPA) recommends a yearly inspection and cleaning and repairs done as necessary. Free standing wood stoves or fire place inserts used to heat the home should be inspected and cleaned if needed every year. Regular open fireplaces need to be maintained and cleaned on a consistent basis as well. Usually a cleaning is needed for every cord of wood burned or at least 2 years.

We recommend that all the flues in the home be inspected and serviced prior to closing to assure there are no problems or concerns. Chimney service technicians have video equipment which allows them to see much more and even beyond bends in the flue.

Why should I have my chimney cleaned?

The purpose of chimney cleaning is to remove flammable deposits such as soot and creosote from the interior walls of a chimney. If these deposits are allowed to build up, they will eventually ignite and cause a chimney fire. During the winter months, in many areas, chimney fires are the #1 cause of house fires. Chimney fires damage chimneys, cause fires within other areas of the home and cause millions of dollars in property damage annually. In the United States well over 50,000 homes annually catch on fire due to the use of solid fuel burning appliances. (The majority of solid fuel used by homeowners is wood, but also includes coal, wood pellets and biofuel.)

How often should I have my chimney cleaned?

The National Fire Protection Agency (NFPA) recommends that a chimney be inspected annually to determine if cleaning or repairs are necessary. Many condominium and apartment complexes in the United States require annual cleaning and inspections. It is also a legal requirement in many countries in Europe. If you are a heavy user of a wood, wood pellet, coal or biofuel appliance such as a solid fuel stove, pizza oven, furnace or fireplace, many manufacturers recommend inspecting the chimney every 2 weeks to see if cleaning is needed. After periodically inspecting your chimney, you will get a better idea how quickly soot and creosote builds up and you can schedule cleaning your chimney accordingly, but remember certain factors such as frequency of use, duration of use, moisture content of the wood, type of wood, the individual characteristics of your appliance and how you have it adjusted can greatly affect the soot build up within your chimney.
Adjustments include damper settings, outside air vents, interior air intake settings, and the use and positioning of glass doors on fireplaces and stoves.
Strange as it may sound, in many cases greater buildup of soot occurs during periods of infrequent and shorter burn times such as fall and spring than it does in the middle of the winter when far more fuel is burned. This is because the chimney walls stay cool during short time frames and condensation occurs much more rapidly on cool surfaces. ERR ON THE SIDE OF SAFETY, IF IN DOUBT HAVE YOUR CHIMNEY INSPECTED IMMEDIATELY

61) Safety, Maintain - The clothes dryer exhaust duct may need cleaning. Because we have no way of knowing when it was last cleaned, we suggest having the dryer vent cleaned as soon as possible. Significant amounts of lint build-up may be present and may reduce air flow. This is a fire hazard. Recommend that a qualified person clean this duct now and as necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service.

For more information, visit:

https://www.cpsc.gov/s3fs-public/5022.pdf

65) Repair/Replace - One or more exterior doors wouldn't latch. Recommend that a qualified person repair as necessary.

66) Repair/Replace - Crank handles at some windows were missing. Recommend that a qualified person replace handles or make repairs as necessary.

69) Safety, Repair/Replace - The cap to the well casing was loose. This is a potential source for contamination of the well water. A qualified person should repair or replace the cap as necessary.

78) Repair/Replace, Evaluate - Evidence of rodent infestation was found in the form of feces, urine stains, traps and/or poison in the basement, garage and/or interior rooms. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.cdc.gov/rodents/prevent_infestations/seal_up.html
http://www.cdc.gov/rodents/prevent_infestations/trap_up.html
http://www.cdc.gov/rodents/prevent_infestations/clean_up.html