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.

4) Soil was in contact with or less than 6 inches from siding or trim. Regardless of what material is used for siding, it should not be in contact with the soil. If made of wood, siding or trim will eventually rot. For other materials, ground or surface water can infiltrate siding or trim and cause damage to the wall structure. Wood destroying insects are likely to infest and damage the wall structure. This is a condition conducive to attracting wood destroying organisms. I recommend grading or removing soil as necessary to maintain a 6-inch clearance. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.

5) A small squared hole was noted on the north side exterior of the detached garage. It appeared as if something were removed from this spot (perhaps an electrical receptacle of some sort.) This should be covered to help prevent intrusion from elements, moisture, and/or pests such as rodents, insects, or other wood-destroying organisms. Work to be completed by licensed general contractor or other qualified party.

6) The skylight in the garage is cracked/stressed in several locations. Evidence of leaks can be seen on the wood structure/trim of the skylight well. Moisture intrusion can create conditions conducive to rot and/or other wood-destroying organisms. I recommend repair or removal of the skylight in question to prevent said conditions. Work to be completed by licensed general contractor or other qualified party.

7) At least one exterior light fixture on the detached garage showed signs of corrosion/oxidation. Extensive deterioration of exterior light fixtures can allow moisture intrusion, electrical short, and/or failure of the fixture itself. I recommend replacing corroded/deteriorated fixtures. Work to be completed by licensed electrical contractor or other qualified party.

8) Firewood has been stacked inside the garage against the north wall. Wood piles can hold moisture against walls, creating conditions conducive to rot and/or other wood-destroying organisms. Wood piles can also themselves be perfect breeding/feeding grounds for rot and/or other wood-destoying organisms. I recommend moving the wood pile outside the garage and away from wood structures. Work to be completed by qualified individual.

10) The "solar tube"/skylight was noted with a crack around one of the fasteners. This may allow moisture intrusion and other pertinant concerns/issues. I recommend evaluation and/or replacement of the tube's bowl/globe. Work to be completed by licensed roofing contractor or other qualified party.

11) Nail heads were exposed at some of the shingles. More than just a few exposed nail heads may indicate a substandard roof installation. I recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks. Some areas had missing/torn shingles (likely the work of wind storms). Areas of the ridge vent also had exposed nail heads and bent/cut flashing. I recommend appropriate repairs be made to ensure proper shedding of rain and/or other precipitation and moisture. Work and further evaluation to be completed by a qualified roofing contractor.

13) An area on the east side of the detached garage roofing surface showed signs of wear/deterioration at a higher rate than the rest of the roof. Cause of this advanced deterioration was not readily apparent at the time of inspection. I recommend awareness of the concern and ongiong monitoring of the area in question for signs of further deterioration. Consult with qualified roofing contractor if concerned or signs of further deterioration become apparent.

14) A tv satellite dish was noted on the edge of the east side of the roof. However, the cable and internet appeared to be supplied by cable. If the dish is not going to be in use, I recommend removal of the dish and repair of the area from which it is removed. This will eliminate any chance of leak or issue due to the presence/installation of said satellite dish. Work to be completed by qualified general contractor, satellite provider contractor, or other qualified party.

15) Some locations in the attic showed signs of a previous fire. This was confirmed by the disclosure information per the client's agent. Wood that has been previously burned is affected by a process called "pyrophoric carbonization". This effectively lowers the temperature at which the wood will ignite. This can be hazardous if the affected area is exposed to elevated temperatures for long amounts of time. I recommend awareness of this condition and great caution be taken by the homeowner and/or occupants to avoid exposing this area to elevated temperatures, especially for long amounts of time.

17) Substandard wiring was found at the attic and/or garage. For example, exposed wiring, loose wiring, exposed splices, missing or broken cover plates, loose boxes and/or extension or lamp cord used as permanent wiring.This condition poses a fire and safety concern. I recommend that a qualified electrical contractor evaluate and repair/replace as necessary.

18) At least one electric receptacle at the kitchen, bathroom(s), garage, exterior and/or basement had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. Proper GFCI protection reduces the risk of electrical shock at specific areas of the home. I recommend that a qualified electrical contractor evaluate and, as necessary, install GFCI protection. At the present time, GFCI protection is required at multiple 120 volt branch circuits. If wiring is modified in the future, depending on the scope of the project, the permitting process may trigger mandatory upgrades. State law compels an inspector to suggest updating GFCI protection to meet with current guidelines. A diagram, illustrative of current placement for GFCI and AFCI (arc fault) protection, is available at this link: https://goo.gl/f62RMB

19) At least one electric receptacle(s) at the bedroom(s), kitchen, dining room and/or living room 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

20) At least one modern 3-slot electric receptacles, with a missing or open ground, was identified on the premises. Three-slot receptacles should have a hot, a neutral and an equipment ground wire connected. Homeowners often install new 3-slot receptacles on older 2-wire circuits that only accommodate hot and neutral wires. 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.

21) 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.

22) The service drop wires were less than 12 feet above the ground through the east yard (over the greenhouse.) While current code/building standards mandate a minimum of 10ft clearance, service drop wires with 11ft of clearance can be problematic still. I recommend awareness of this concern by the homeowner and/or occupants and caution be taken whenever participating in activities overhead and/or when moving or working with long/tall/large items or materials.

23) An electrical switch in the garage was noted as having been taped over. If a switch is controlling some electrical device or receptacle that needs to stay in a certain position (on or off) except in certain situations, it is best practice to install a switch with a cover or a sub-panel for the concerned receptacle/device. I recommend evaluation and appropriate repairs to be performed by a qualified electrical contractor.

24) The electric service appears to be rated at substantially less than 200 amps and may be inadequate. Depending on the client's needs, I recommend consulting with a qualified electrical contractor 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. System components may require replacement or upgrade.

25) 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 specific date, or if service was more than 1 year ago, I recommend that a qualified HVAC professional inspect, clean, service this system, and make repairs if necessary. To assure safety and optimal performance, schedule service on an annual basis in the future. Bring any issues noted in this report to the attention of the HVAC technician when the unit is serviced.

26) Some drain line traps were substandard (e.g. "S", "U" or drum traps). Traps can siphon or run dry and cause sewer gases to enter living spaces. I recommend that a qualified plumbing contractor repair per standard guidelines. For example, by replacing with modern "P" traps.

27) Some hose bibs leaked when tested. When hose bibs leak, it's often caused by worn washers, missing packing at valve stems or loose bonnets. I recommend, to avoid wasting water, that a qualified plumbing contractor evaluate and replace/repair components as necessary.

This was noted at the NW corner of the house exterior. When opened fully, water leaked from the valve handle.

28) A sewage ejector pump was installed on the premises. 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 ejector pump specialist. These systems are typically sealed and involve moving parts. They are subject to clogging and/or damage from disposal of items such as disposable diapers and sanitary napkins. I recommend that this pump and related equipment (piping, valves, etc.) be evaluated by a qualified plumbing contractor and repaired if necessary. This should be done per the manufacturer's recommendations in the future, or annually if unable to verify the manufacturer's specifications. Typically, these pumps have a lifespan of 7-10 years.

30) The inspector was unable to verify that the glass used in at least one doors and/or enclosure walls by the shower was approved safety glass. A safety hazard exists if untempered glass is located in areas where glazing is subject to human impact. Standard guidelines require that approved safety glass be employed 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. I recommend that a qualified person such as a window and door installation contractor evaluate and determine if glazing is approved safety glass. If not, contractor to replace with proper glazing.