1) Microbial growths were found at one or more locations in the basement. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit:
http://www.reporthost.com/?MOLDCDC
http://www.reporthost.com/?MOLDEPA

2) Many areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

3) 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.

4) Masonry steps have settled and deterioration was found. Recommend that a qualified contractor repair or replace steps as necessary.

5) One or more fences were damaged or deteriorated and need repair.

6) 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. It can be a conducive condition for wood-destroying organisms. 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.

7) Grates were missing from one or more drains at stair bases. Recommend installing grates where missing to prevent clogging.

8) The asphalt driveway surface was worn and is prone to developing cracks from water penetration. Recommend that a qualified person reseal the driveway. For more information, visit:
http://www.reporthost.com/?RAD

9) Wooden deck or porch surfaces and/or railings were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit:
http://www.reporthost.com/?PENOIL
http://www.reporthost.com/?DKMAIN

10) The condition of the drain(s) at the base(s) of stairs is unknown. It's beyond the scope of a home inspection to determine if these drains flow adequately during prolonged periods of heavy rain. Recommend consulting with the property owners about this if possible, and monitoring drains in the future. If water is found to accumulate, then recommend that a qualified contractor evaluate and repair as necessary. For example, by cleaning, repairing or installing drains.

12) One or more exhaust duct end caps were deteriorated and/or substandard. Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and can pose a fire hazard. Recommend that a qualified person repair or replace caps as necessary.

The exhaust duct is partially blocked by the siding. Recommend replacement of the duct hood and have it brought out past the siding so it can operate fully.

13) A couple of sections of siding and/or trim were loose, missing and/or damaged. Recommend that a qualified person repair, replace or install siding or trim as necessary.

14) One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.

16) All sections of the crawl space at location were not evaluated due to lack of access because the hatch was stuck shut. The condition of these areas is unknown and they are excluded from this inspection. Recommend that conditions be corrected to allow a full evaluation of all crawl space areas.

18) One or more windows were at or below grade with missing wells. Wells should be installed when windows are at or near grade to prevent soil from contacting the structure and causing fungal rot or moisture problems. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person install, replace or repair window wells per standard building practices.

19) Some areas were not evaluated due to lack of access from stored items. These areas are excluded from the inspection.

20) Extensions such as splash blocks or drain pipes for one or more downspouts were missing and/or damaged. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.

21) One or more gutters were loose. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.

Its recommended to replace any loose gutter spikes with gutter screws. The shafts are thicker than a spike and the threads on the screw will "bite" better into the wood. Screws don't pull out like a nail or spike will. Much better.

24) The pull-down attic stairs had missing screws at the top that hold the stairs to the door. This is a potential fall hazard. Recommend that a qualified person repair as necessary.

25) One or more exhaust fans in the attic had no duct to route the exhaust air outside. As a result, conditioned air will enter the attic when the fan is operated. This can result in excessive moisture in the attic. Recommend that a qualified contractor install ducting per standard building practices. Typically, this includes a duct with R-4 rated insulation permanently attached to a vent hood or cap installed on the roof or at an exterior wall.

26) The pull-down attic stairs were not insulated. Typically, such stairs that are not insulated also do not have any weatherstripping installed. Recommend that a qualified person install insulation and weatherstripping per standard building practices for better energy efficiency. For more information, visit:
http://www.reporthost.com/?INSATTSTRS

28) One or more extension springs supporting garage vehicle doors had no safety containment cables installed. These cables prevent injury to people located nearby when springs eventually break. This is a potential safety hazard. Recommend that a qualified contractor install cables where missing per standard building practices. For more information, visit:
http://www.reporthost.com/?GDSC

30) Some floor areas were obscured by stored items and couldn't be fully evaluated.

31) Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.

32) Components for the grounding system were loose. This is a potential safety hazard due to the risk of shock. Recommend that a qualified electrician evaluate and repair as necessary.

33) One or more electric receptacles at the kitchen and/or exterior had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:

• Outdoors (since 1973)
• Bathrooms (since 1975)
• Garages (since 1978)
• Kitchens (since 1987)
• Crawl spaces and unfinished basements (since 1990)
• Wet bar sinks (since 1993)
• Laundry and utility sinks (since 2005)

For more information, visit:
http://www.reporthost.com/?GFCI

34) One or more ground fault circuit interrupter (GFCI) devices protecting receptacles at the bathroom(s) . This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.

35) Cabling or equipment other than service drop wires were connected to the electric service mast. This is common, but it is a potential shock hazard as this cabling could become energized during a malfunction. Other cabling or equipment should be anchored to the structure at a separate point, not to the service mast. Recommend that a qualified contractor repair per standard building practices

36) One or more electric receptacles had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?RPR

37) One or more ground fault circuit interrupter (GFCI) type receptacles had an open ground. Open ground GFCI receptacles will trip, but they won't provide a grounded electric supply for appliances that need them. This is a potential shock hazard. Recommend that a qualified electrician repair per standard building practices. For example, by upgrading to grounded, 3-conductor wiring. In older dwellings constructed when GFCI protection was not required, and in areas where GFCI protection is not required, replacing 3-slot GFCI receptacles with 2-slot receptacles may be an acceptable repair.

38) One or more modern, 3-slot electric receptacles were found with an open ground. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a qualified electrician repair as necessary so all receptacles are grounded per standard building practices.

39) One or more light fixtures installed outside were loose, damaged and/or deteriorated. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.

40) One or more cover plates for switches, receptacles or junction boxes were the wrong type, were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.

41) One or more exterior receptacle covers were broken. This is a potential shock hazard. Recommend that a qualified person replace covers where necessary.

42) Smoke and CO alarms were found where expected but I still always strongly recommend replacement of all alarms to brand new ones. Now that the batteries are not replaceable and last for 10 years it is best to have them all new at the same time so when they need to be changed they can all get done at the same time again.

43) One or more globes or covers for light fixtures were missing or damaged. Recommend replacing as necessary to avoid exposed bulbs. With closet lighting or where flammable stored objects are near light fixtures, missing or broken covers can be a fire hazard.

44) One or more light fixtures were loose. Recommend that a qualified electrician repair or replace light fixtures as necessary.

45) The legend for circuit breakers or fuses in panel(s) #A and B was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.

46) Old fuse panels that are being bypassed by pipe inserts are worthless. You may as well have an electrician remove or replace with a proper box with breaker.

47) 100 amp main panel is in fair condition given its age. I would recommend upgrading and having both panels merged into one 200 amp panel because you have no more room for expansion and its a large home. Especially when taking the garage into account. Recommend consulting with a licensed electrician about an estimate for upgrading down the road.

50) One or more hose bibs were missing backflow prevention devices. These devices reduce the likelihood of gray water entering the potable water supply. Recommend installing backflow prevention devices on all hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit:
http://www.reporthost.com/?BKFLOW

51) One or more hose bib handles were broken. Recommend that a qualified person replace handles or make repairs as necessary.

52) One or more hose bibs 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.

56) The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit:
http://www.reporthost.com/?SCALD

57) The furnace is only a couple of years old. I did not notice any recent service tags on it. An Oil fired furnace should be serviced annually. Recommend evaluation and service by a licensed HVAC company or your oil service provider.

58) One or more oil-fueled appliances used a masonry chimney for a flue, and no stainless steel or cast-in-place liner was installed. These types of liners ensure a correct draft, and prevent damage to the masonry flue from corrosive exhaust deposits and moisture in the exhaust gases. Recommend that a qualified contractor install a liner per standard building practices. For more information search for "oil liner" at:
http://www.reporthost.com/?CSIA

59) One or more masonry chimney crowns were worn and/or cracked. Crowns are meant to keep water off of the chimney structure and prevent damage from freeze-thaw cycles. Chimney crowns are commonly constructed by mounding concrete or mortar on the top chimney surface, however this is substandard. A properly constructed chimney crown should:

• Be constructed using either precast concrete slabs, cast-in-place steel reinforced concrete, solid stone, or metal
• Be sloped down from the flue a minimum of 3 inches of fall per foot of run
• Extend a minimum of 2 1/2 inches beyond the face of the chimney on all sides
• Not directly contact the flue liner (if installed), with the gap filled with flexible caulk
• Have flashing installed between the bottom of the crown and the top of the brick chimney

Recommend that a qualified contractor repair or replace crowns as necessary, and per standard building practices.

60) The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit:
http://www.reporthost.com/?ATB

61) One sink drain was leaking in the downstairs kitchen. A qualified plumber should repair as necessary.

63) The toilet at location(s) #B was loose where it attached to the floor. Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

64) The bathroom with a shower or bathtub at location(s) #B didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers or bathtubs.

65) One or more vanities or cabinets at location(s) # were not securely fastened to the wall. An adequate number of appropriate fasteners should be used. For wall-hung cabinets, inadequate fasteners can pose a safety hazard if cabinets fall. Recommend that a qualified person repair as necessary.

66) The wall by the shower at location(s) #B was water-damaged. Recommend that a qualified person repair as necessary.

68) One or more windows that were designed to open and close were m and/or echanically shut with wood strips and screws.. Recommend that a qualified person repair windows as necessary so they open and close easily.

69) Crank handles at one bay windows were stripped and/or broken. Recommend that a qualified person replace handles or make repairs as necessary.

70) The sash-side spring mechanisms in one or more windows were broken, loose or disconnected. The window(s) were difficult to operate as a result, and not square in their frames or tracks. Recommend that a qualified contractor or service technician repair as necessary so windows open and close easily, and stay open without support.

71) Lock mechanisms on one or more windows were missing and/or damaged. This can pose a security risk. Recommend that a qualified person repair as necessary.

72) Recommend cleanup of the expanding insulation and trimming out of the window with molding for aesthetics.

73) There should be a proper curb at the basement door in the stairwell to prevent water intrusion. Recommend having a licensed contractor evaluate and repair per standard building practices.

74) Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
http://www.reporthost.com/?ECC