1) Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection.

2) The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. At a minimum, monitor these areas, and areas under the structure in the future for accumulated water. If water does accumulate, recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.

3) Evidence of prior water intrusion was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. The client should review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:

• Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
• Improving perimeter grading
• Repairing, installing or improving underground footing and/or curtain drains

Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.

4) One or more exhaust duct end caps were damaged. A qualified person should evaluate and repair as necessary.

5) No vapor barrier was installed in the crawl space. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the building from the soil. A qualified person should install a vapor barrier as per standard building practices.

6) Soil was in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.

7) Minor cracks or deterioration were found in one or more sections of brick veneer. Recommend filling cracks to prevent water intrusion.

8) Mold/mildew stains were visible on some sections of floor substructure. At a minimum, recommend installing a vapor barrier in the crawlspace. Client should consider having an evaluation by a qualified contractor specializing in crawlspace moisture issues.

10) Attic access stairs(at the porch) were unsafe due to the following conditions: deteriorated. A qualified person should evaluate and repair or replace the stairs as necessary.

11) Visible areas of metal roof panels appeared serviceable. Maintenance was needed at some fasteners due to a few loose screws at various areas.

12) The ceiling insulation installed in the attic appeared to have an R rating that's slightly less than current standards (R-38). Client should consider adding more insulation for better energy efficiency.

14) One or more overcurrent protection devices (circuit breakers or fuses) in panel #A were "double tapped", where 2 or more wires were clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.

15) Some electric receptacles had reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

One receptacle at the screened porch

16) One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen, bathroom(s), garage and/or exterior. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf

17) One or more exterior electric receptacles were being used for appliances or systems that are constantly in use, and were not equipped with "in-use" receptacle covers for wet locations. This is a safety hazard due to the risk of shock and fire. "In use" covers should be installed where necessary.

18) Smoke detectors were missing from bedrooms and/or from hallways leading to bedrooms. Additional smoke detectors should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, in each bedroom, and one each level of the building. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

19) Substandard wiring was found at the attic and/or crawl space. For example, unterminated wires, exposed splices and/or missing or broken cover plates. This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.

20) One or more light globes and/or covers were missing and should be replaced as necessary.

21) Major corrosion was found in some water supply valves. Leaks may occur as a result. A qualified plumber should evaluate and repair as necessary.

22) One or more sections of water supply pipes were loose or had substandard support. A qualified person should evaluate and repair as necessary, and as per standard building practices.

23) Hanger straps for waste lines in one or more locations were broken. This can result in poorly sloped and/or fallen pipes. A qualified person should evaluate and repair as necessary.

26) No drain line was installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.

29) One or more air filters were dirty. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.

31) The firebox at location #A showed moderate evidence of deterioration, including cracked and/or deteriorated mortar and/or bricks. A qualified contractor should evaluate and repair as necessary.

32) Significant corrosion was found at one or more water supply valves for the sink. Corroded valves may be near or beyond their service life. A qualified plumber should evaluate and repair or replace as necessary.

33) Caulk was deteriorated around the sink. A qualified person should repair as necessary.

34) The light in the exhaust hood was inoperable. Recommend replacing light bulb(s) or having repairs made by a qualified person if necessary.

38) The exhaust fan at location #A was noisy. Moisture may accumulate as a result. A qualified person should evaluate and repair or replace as necessary.

39) Significant corrosion was found at one or more water supply valves for the sink at location #A and B. Corroded valves may be near or beyond their service life. A qualified plumber should evaluate and repair or replace as necessary.

40) The toilet at location #A "runs" after being flushed, where water leaks from the tank into the bowl. A qualified plumber should evaluate and repair or replace components as necessary.

41) Significant corrosion was found at the water supply valve for the toilet at location #A and B. Corroded valves may be near or beyond their service life. A qualified plumber should evaluate and repair or replace as necessary.

42) The sink drain stopper mechanism at location #C was inoperable. A qualified person should repair or replace as necessary.

43) Caulk was deteriorated around the sink at location #A. A qualified person should repair as necessary.

44) One or more screen doors were misaligned. Recommend that a qualified person evaluate and repair or replace as necessary.

At the screened porch.

45) Some exterior door hardware, including handles were damaged. Recommend that a qualified person repair or replace as necessary.

46) One or more interior doors were damaged. Recommend that a qualified person replace or repair doors as necessary.

47) Fixtures such as towel hangers were damaged. Recommend that a qualified person repair or replace as necessary.

48) Vinyl, linoleum or marmoleum flooring in one or more areas was loose. If in a wet area, water can damage the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.

49) Carpeting in one or more areas was damaged or deteriorated. Recommend that a qualified contractor replace as necessary.

50) One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.

51) One or more interior doors were sticking in the door jamb and were difficult to operate. Recommend that a qualified person repair as necessary. For example, by trimming doors.

52) Floor guides were missing at one or more sliding closet doors.

53) Some interior door hardware (knobs) were loose. Recommend that a qualified person repair or replace as necessary.

54) One or more window screens were damaged or deteriorated. Recommend replacing window screens as necessary.

55) Minor blemishes were found in walls/ceilings in one or more areas. They do not appear to be a structural concern, but the client may wish to repair of these for aesthetic reasons.

56) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.


Dining room. Laundry room.