1) 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.

3) A lean-to structure attached to or in contact with the building exterior without proper connections and flashings. Such attachments can serve as a pathway for wood destroying insects and can retain moisture against the exterior after it rains. This is a condition conducive to attracting wood destroying organisms. I recommend a qualified licensed general contractor or other qualified party to repair as necessary to properly shed rain/water.

4) The shed at the Southeast corner of the property was noted with excessive moisture readings and evidence of wood-destroying insects. This can be harmful to the integrity of the structural members. I recommend further evaluation and mitigation to be completed by licensed pest control contractor and any necessary repairs to be completed by a qualified licensed general contractor.

5) Elevated moisture levels were noted along with visible signs of moisture intrusion throughout the South-facing porch roof structure. This is a condition conducive to rot and/or other wood-destroying organisms. I recommend further evaluation and necessary repairs to be completed by a qualified licensed general contractor.

6) The East-facing balcony stairs were noted as incomplete and damaged by rot and other wood-destroying organisms. This can be a safety hazard. I recommend evaluation and necessary repairs to be completed by a qualified and licensed general contractor.

7) Evidence of wood-destroying insects was noted at several locations including the exterior siding near the East-facing entrance, in the incomplete stairway attached to the East-facing balcony, throughout the shed structure, as well as floor joists near both crawl space entrances. This can spread throughout the home and threaten the integrity of structural members. I recommend further evaluation and proper remediation to be completed by qualified and licensed pest control contractor. Any necessary repair or replacement to be completed by qualified and licensed general contractor.

8) Soil was in contact with or less than 6 inches from siding, trim or structural wood. This condition is conducive to attracting wood destroying organisms. I recommend grading or removing soil as necessary to maintain a 6-inch clearance. If that's not possible, have a qualified general contractor replace untreated wood with rot resistant pressure-treated lumber. Since even pressure-treated materials can eventually decay, plan to periodically check the condition of any wood that is in contact with earth. Note that damage from fungal rot and/or insects may be discovered when soil is removed, and further repairs and wood replacement may be necessary.

9) Fungal rot was found in support posts and/or lattice boards at some of the structures covering decks, patios and/or porches. Rot will spread and it weakens lumber. I recommend that a qualified general contractor remove/replace/repair materials as necessary.

10) The dryer exhaust vent was noted with damaged or missing louvers. This can become an entry point for pests and vermin. I recommend repair/replacement by qualified party.

11) Downspout extensions such as splash blocks or drain pipes were missing. Water can accumulate around the building foundation or inside crawl spaces or basements. I recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.

12) At least one electric receptacle(s) at the bedroom(s), kitchen, living room, hallway(s) and/or laundry area had no visible arc fault circuit interrupter (AFCI) protection, or the inspector was unable to determine if AFCI protection was present. AFCI protection reduces the risk of fire by guarding against circuits that are overheating or arching. I recommend that a qualified electrical contractor evaluate and, as necessary, install AFCI protection per standard safety guidelines. At the present time, AFCI protection guidelines require the devices at most 120 volt household branch circuits. Rule changes over the years are typically not retroactive but, depending on the scope of the project, if wiring is modified in the future, the permitting process could trigger compulsory upgrades. A diagram, illustrative of the recommended placement for AFCI and GFCI (ground fault) protection, is available at this link: https://goo.gl/f62RMB

13) Handle ties were substandard at a 2-pole or ganged 1-pole circuit breaker at a panel. This is a safety concern, approved handle ties should be installed to prevent one side of the breaker from being turned on or off while the other half remains static. Nails, screws, wires or other nonconforming material are not permitted for use as handle ties. I recommend that a qualified electrical contractor evaluate and repair/replace as necessary.

The main disconnect handle tie was noted as loose and ill-fitting.

14) Neutral and equipment ground wires were bonded (connected) at an electric sub-panel. This should only occur in the main service panel, not sub-panels, and it is a safety hazard. Neutral wires should be attached to a "floating" neutral bar not bonded to the panel, and grounding wires should be attached to a separate grounding bar bonded to the sub-panel. I recommend that a qualified electrical contractor evaluate and repair/replace as necessary.

15) At least one modern 3-slot electric receptacles, with an open or missing ground, was identified on the premises. Any such receptacles do not have equipment ground(s), when present equipment grounds enhance occupant safety, and are considered antiquated wiring by today's standards. Any tools, appliances and equipment that is designed to be grounded should not be plugged into receptacles that are lacking equipment grounds. I recommend that a qualified electrical contractor evaluate and upgrade/repair/replace wiring and system as necessary. 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). If rewiring is not an option, due to financial considerations, often 3-slot ungrounded receptacles will be replaced with 2-slot receptacles.

16) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring.

It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware of this safety hazard, both for existing fixtures and when planning to upgrade with newer fixtures. I recommend that a qualified electrical contractor evaluate and repair/replace as necessary.

17) The temperature-pressure relief valve is missing a drain line. This is a potential safety hazard that increases the risk of a scalding burn. I recommend that a qualified plumber install a drain line in accordance with standard guidelines.

18) A leak was detected at the connection for the hose faucet near the West-facing porch. A qualified plumbing contractor should evaluate and repair as necessary.

19) Some electric bonding or grounding clamps were installed on copper water supply pipes and the clamps were made with a metal other than copper (e.g. steel). There was also a galvanized steel fitting attached to copper pipe. Contact between such dissimilar metals causes corrosion and can damage the water supply pipes. I recommend that a qualified licensed plumber replace clamp(s) as necessary.

20) Under-floor insulation was falling down in some areas. This will result in reduced energy efficiency. I recommend that a qualified person repair or replace insulation as necessary.

21) Condensation or staining was visible between multi-pane glass in a few 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. I 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 material 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 have failed and require glass replacement. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.