Summary

1) Guardrails in some areas with drop-offs higher than 30 inches were missing and/or were substandard with gaps over 4". This is a safety hazard. Standard building practices require that they:

• Be installed at drop-offs higher than 30 inches
• Be securely and permanently attached
• Be at least 36 inches in height
• Not be climbable by children
• Not have gaps or voids that allow passage of a sphere equal to or greater than four inches in diameter

A qualified contractor should evaluate and repair, replace or install guardrails as necessary, and as per standard building practices.

2) One or more wood walkways were rotten or damaged by wood destroying insects. This is a safety hazard due to the risk of tripping or falling. Wood walkways should be replaced as necessary.

3) Rot or water damage was found at one or more decks, porches or balconies in decking boards, joists and/or beams. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

4) One or more decks, porches and/or balconies were damaged, deteriorated, substandard and/or with loose fasteners or decking boards. A qualified person should evaluate and repair or replace as necessary.

5) Fences were damaged or deteriorated in some areas. A qualified person should repair or replace sections as necessary.

6) The perimeter grading sloped towards the building in one or more areas. This can result in water accumulating around the building foundation. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.

7) Sidewalks and/or patios had significant cracks, settlement, heaving and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sections as necessary.

8) Soil was in contact with or too close to wooden ramps. This is a conducive condition for wood destroying insects and organisms. Standard building practices require the following clearances to soil below:

• 12 inches between beams and the soil below
• 18 inches between joists and the soil below
• 6 inches between support post bases and the soil below
• Not in contact with any wood

Efforts should be made, such as grading and/or removing soil, to maintain these clearances. If this is not practical, then installing borate based Impel rods may help to prevent infestation and damage. For more information, visit:
http://www.ewoodcare.com/products/borates_preserve/impel_rods.html

9) Rot or water damage was found at one or more sections of siding and/or trim. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

10) Rot or water damage was found at one or more sections of the floor substructure, including floor sheathing. A qualified contractor should evaluate and repair as necessary. All rotten wood should be replaced.

11) A qualified person should repair the vapor barrier in some areas of the crawl space because it was missing and/or damaged. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. Standard building practices require the following:

• The soil below the vapor barrier should be smooth and free from sharp objects.
• Seams should overlap a minimum of 12 inches.
• The vapor barrier should lap up onto the foundation side walls.

Better building practices require that:

• Seams and protrusions should be sealed with a pressure sensitive tape.
• The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.

12) The floor insulation in some areas of the crawl space was fallen down, missing and/or damaged. This may result in increased heating or cooling costs due to decreased energy efficiency. A qualified person should repair, replace or install insulation as necessary. For more information, visit:
http://www.eere.energy.gov/consumer/tips/insulation.html

13) 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.

14) Caulk was missing and/or deteriorated at siding butt joints and/or at siding-trim junctions. A qualified person should repair or replace as necessary. For more information, visit:
http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf

15) Some sections of siding and/or trim were damaged. A qualified person should evaluate and repair, replace or install as necessary.

16) Some crawl space vents were blocked by removable panels. This restricts ventilation in the crawl space and may result in increased levels of moisture inside. Materials or items blocking vents should be removed as necessary.

17) Gutters were missing over one or more entrances. People entering and exiting the building are more likely to get wet during periods of rain because of this. Most buildings benefit from having a complete drainage system installed, but at a minimum, recommend installing gutters over entrances.

18) Roof repairs may be needed because some composition shingles had the following conditions: granules worn away, lifting and/or curling. Leaks may occur as a result. A qualified contractor should evaluate, and repair if/as necessary.

19) Some roof flashings were missing. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

20) Some "rubber boot" flashings were torn. Leaks may occur as a result. A qualified contractor should replace flashings where necessary.

21) Debris such as leaves, needles, seeds, etc. had accumulated on the roof. This is a conducive condition for wood destroying insects and organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.

22) Moss was growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
http://bryophytes.science.oregonstate.edu/page24.htm

23) Trees were overhanging roof and were within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.

25) Some conduit sections and/or fittings were damaged and/or separated. This is a potential safety hazard for shock or fire. A qualified person should evaluate and repair as necessary.

26) One or more ground fault circuit interrupter (GFCI) electric receptacles wouldn't trip and/or wouldn't trip with test instrument at the following "wet" locations: . This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.

27) One or more cover plates used at the building exterior were not safe for exterior use or wet locations due to the following conditions: damage. This is a potential safety hazard for fire or shock. A qualified electrician should evaluate and repair as necessary.

28) One or more screws used to secure the dead front to panel #A were pointed. This is a safety hazard for shock since the screw(s) may cut through the wire insulation and cause a short circuit. Long and/or pointed crews should be replaced as necessary with the correct screws. A qualified person should repair as necessary, such as moving conductors inside the panel, so screws don't come in contact with the conductors.

29) Smoke detectors were missing from 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

30) This property had one or more fuel burning appliances and/or an attached garage, and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

31) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years.

32) One or more electric receptacles appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.

33) The legend for overcurrent protection devices (breakers or fuses) in panel #B was substandard. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.

34) Some light fixtures were inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner. Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

37) One or more flexible gas supply connectors were routed through a metal cabinet. Standard building practices require that solid iron pipe be used where gas supply lines are routed through holes in metal cabinets. Continued vibration from this equipment may cause the edge of the metal cabinet to wear through the flexible connector, resulting in gas leaks. This is a safety hazard. A qualified heating and cooling contractor should evaluate and make repairs and/or modifications as necessary.

38) One or more outside faucets were missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the building. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Client(s) may wish to consider installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079

39) Water supply lines were routed outside and are subject to freezing. Pipe wrap or foam sleeves are inexpensive and easily installed. Recommend insulating pipes as necessary to prevent pipes from freezing and bursting.

40) Scorch marks were visible on the water heater cabinet above the combustion chamber opening. This may be a sign of improper venting, an improperly positioned burner, or other problems. A qualified contractor should evaluate and repair if necessary.

41) The water heater's seismic straps or struts were substandard. For example, they may allow significant movement or use improper fasteners. This is a potential safety hazard. Leaks may also occur in water supply pipes. A qualified person should evaluate and either repair existing straps or install new straps or struts as necessary and as per standard building practices.

42) Active leaks were found at the water heater casing. A qualified plumber should evaluate and repair or replace as necessary.

43) The water heater enclosure was damaged and/or deteriorated. Recommend that a qualified person evaluate and repair as necessary.

44) The water heater enclosure door or hardware was deteriorated and/or substandard. Recommend that a qualified person evaluate and repair or replace as necessary.

45) No water supply shut-off valve was visible for the water heater. A shut-off valve allows the supply to the water heater to be turned off when the water heater needs repair or replacement, while allowing the remainder of the plumbing system to be operable (toilets, sinks, etc.). Recommend having a qualified, licensed plumbing contractor determine if a water supply shut-off valve exists, and install one if it is missing.

46) The following conditions were found in the burner chamber: rust and/or deterioration. A qualified contractor should evaluate and repair as necessary.

47) The temperature-pressure relief valve drain line terminated in a location that's not routinely accessed (crawl space, etc.). Water may accumulate in this area if the valve develops a leak. A qualified plumber should modify the drain line so as to drain outside. For more information, visit:
http://www.reporthost.com/_docs/TPvalve.pdf

48) This water heater was not fully evaluated because the following condition(s) existed: pilot light off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the appliance is operable. Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate shut-off valves, pilot lights or overcurrent protection devices, or any controls other than "normal controls".

50) One or more air supply registers had a weak air flow, or no apparent flow, and may result in an inadequate air supply. Recommend asking the property owner about this. Adjustable damper(s) in ducts may exist and be reducing the flow. If dampers exist, then they should be opened to attempt to improve the air flow. If the property owner is unaware of such dampers, or if adjusting dampers does not improve the air flow, then a qualified contractor should evaluate and repair or make modifications as necessary.

51) Some distribution ducts in the crawl space were uninsulated. A qualified person should install insulation in unconditioned spaces as per standard building practices for better energy efficiency.

52) Filters should be checked monthly and maintained as necessary in the future.

53) This heating system was not fully evaluated because the following condition(s) existed for the furnace: pilot light off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate shut-off valves, pilot lights or overcurrent protection devices, or any controls other than "normal controls".

54) Water damage was found in the shelving or cabinet components below one or more sinks. A qualified contractor should evaluate and make repairs as necessary.

55) No "air gap" was installed for the dishwasher drain line. Air gaps are a device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client should consult with a qualified contractor to determine if an air gap should be installed.

57) The clothes dryer was equipped with a foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

58) Major corrosion was found underneath the sink at location #B. There were leaks present at the damaged areas, A licensed plumber should evaluate and replace corroded sinks.

59) The following conditions were found in flooring at the base of the toilet at location #B: water stains and/or discolored vinyl. A qualified contractor should remove toilet(s) where necessary for further evaluation and repairs. The floor structure and flooring material below may need repair or replacement. Adequate time should be allowed for enclosed, wet floor structures to dry out after repairs are made and before floor cavities are closed off to prevent mold growth.

60) Minor moisture damage was found in wall areas by the shower at location #B. A qualified person should evaluate and repair as necessary.

61) The sink at location #B drained slowly. A qualified person should evaluate and repair as necessary.

62) The clothes dryer exhaust duct terminated in the crawl space. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Damage to building components may result. A qualified person should install, repair or replace as necessary so the duct terminates outdoors, as per standard building practices. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

63) Water damage was found in the shelving or cabinet components below one or more sinks at location #B. A qualified contractor should evaluate and make repairs as necessary.

64) The shower head at location #B was damaged (missing components). A qualified person should repair or replace as necessary.

65) Caulk was missing and/or substandard by the floor and/or wall at the bathtub at location #B. A qualified person should repair as necessary.

66) Caulk was substandard around the shower floor at location #B . A qualified person should repair as necessary.

67) Caulk was deteriorated at the counter backsplash at location #A and B. A qualified person should repair as necessary.

68) The seal to the shower door at location #B was missing. A qualified person should repair or replace as necessary.

69) Stains were found in the shelving or cabinet components below the sink at location #A. Plumbing leaks may have occurred in the past. Recommend consulting with the property owner about this, and if necessary, having a qualified person evaluate and repair.

70) Rot or water damage was found at one or more exterior doors. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

71) Some interior doors were difficult to open or close and/or wouldn't latch. A qualified person should evaluate and repair as necessary.

72) Some windows that were built to open wouldn't open. A qualified person should evaluate and repair as necessary.

See Condition #81

73) Vinyl flooring in one or more "wet" areas had gaps between tiles. As a result, the wooden subfloor beneath may become damaged by water intrusion. A qualified contractor should repair or replace flooring as necessary.

74) One or more exterior doors had minor damage. A qualified person should repair or replace as necessary.

75) Trim or jambs around one or more interior doors were water damaged. A qualified person should repair, replace or install as necessary.

76) Damage (holes, etc.) were found in one or more wall sections. A qualified person should repair as necessary.

77) Trim was missing in many areas. A qualified person should repair as necessary.

78) Vinyl flooring was loose, water stained and/or damaged in some areas. A qualified person should repair or replace as necessary.

Also see Condition #10

79) The weatherstrip around one or more exterior doors was deteriorated and/or missing. A qualified person should repair or replace as necessary.

80) Lock mechanisms on some windows were damaged and/or inoperable. A qualified person should repair as necessary.

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

82) One or more ceiling fans appear to be inoperable. Recommend asking the property owner about this, and if necessary, having a qualified electrician evaluate and repair as necessary.

83) Stains were found in one or more areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.