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. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC

2) Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.

3) Guardrails above retaining walls higher than 30 inches were missing. This is a safety hazard due to the risk of falling. At a minimum, the client should be aware of this hazard, especially when children are present. Recommend that a qualified contractor install or repair guardrails per standard building practices (e.g. minimum 3 feet high, no gaps wider than 4 inches, not climbable). Dense shrubbery or vegetation may be acceptable as a barrier, but only when mature enough to be effective.

4) Significant rot, deterioration, leaning and/or bowing were found in one or more timber retaining walls. Recommend that a qualified contractor evaluate and repair or replace sections as necessary. Note that some retaining walls, based on their height or size, may require evaluation by a structural engineer.

5) Fungal rot was found in Old decking under new at one or more decks or porches. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.

6) Fasteners for the deck, porch or balcony joist hangers were missing. Approved fasteners such as Teco nails should be installed in every nail hole in such hardware. Recommend that a qualified person install approved fasteners where necessary.

7) Masonry steps have settled significantly, or significant cracks or deterioration were found. Recommend that a qualified contractor repair or replace steps as necessary.

8) Soil was in contact with one or more wooden deck, porch or balcony support posts. This is a conducive condition for wood destroying organisms. Even if posts are made of treated wood, the cut ends below soil may not have been field treated. Recommend grading soil or repairing as necessary to prevent wood-soil contact.

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

10) The gravel driveway was in poor condition. Recommend that a qualified person repair as necessary. For example, by filling holes, grading and spreading new gravel.

11) Wooden deck or porch surfaces 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

12) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.

13) Most areas of the porch substructure were inaccessible due to limited space below and/or permanently installed skirting. These areas couldn't be evaluated and are excluded from the inspection.

15) Some sections of siding and/or trim were split. Recommend that a qualified person repair, replace or install siding or trim as necessary.

16) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.

17) The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.

18) All sections of the crawl space at location A were not evaluated due to lack of access because the hatch was inaccessible. 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.

19) Vegetation such as trees, shrubs, and/or vines overhung the roof surface or were in contact with the roof edge. Organic debris such as leaves or needles are likely to accumulate in gutters and on the roof surface. Gutters can overflow and cause water to come in contact with the building exterior or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Vegetation in contact with the roof can damage the roof surface and/or the roof drainage system. Recommend pruning vegetation so as to not be in contact with the roof and to not overhang the roof surface. If vegetation is too tall then it should be pruned at least 10 feet above the roof surface.

20) Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-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://www.reporthost.com/?MOSS

21) Some roof surfaces were obscured by debris and couldn't be evaluated. These areas are excluded from this inspection.

22) One or more sections of the roof structure appeared to have substandard ventilation, soffit or lower vents were missing. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, and/or increase cooling costs. High levels of moisture are also likely to accumulate in the roof structure or attic, and can be a conducive condition for wood-destroying organisms. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation. Often this means that both soffit vents and ridge or gable end vents are installed. Recommend that a qualified contractor evaluate and repair per standard building practices.

23) The ceiling insulation installed in the attic was substandard and appeared to have an R rating that's significantly less than current standards (R-38). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.

26) Panel(s) #A were manufactured by the Zinsco company. These panels and their circuit breakers have a history of problems including bus bars made from aluminum that oxidize and corrode, breakers that don't trip under normal overload conditions, and breakers that appear to be tripped when they're not. This is a potential safety hazard for shock and/or fire. Recommend that a qualified electrician carefully evaluate all Zinsco brand panels and components and make repairs as necessary. Consider replacing Zinsco panels with modern panels that offer more flexibility for new, safer protective technologies like arc fault circuit interrupters (AFCls). For more information, visit:
http://www.reporthost.com/?ZINSCO1
http://www.reporthost.com/?ZINSCO2

27) Panel(s) #A had circuit breakers manufactured by the Zinsco company. These circuit breakers have a history of problems including not tripping under normal overload conditions and appearing to be tripped when they're not. This is a potential safety hazard for shock and/or fire. Recommend that a qualified electrician carefully evaluate all panels with Zinsco brand circuit breakers and make repairs as necessary. Consider replacing panels with Zinso brand circuit breakers with modern panels that offer more flexibility for new, safer protective technologies like arc fault circuit interrupters (AFCls). For more information, visit:
http://www.reporthost.com/?ZINSCO1
http://www.reporthost.com/?ZINSCO2

28) One or more bus bars were scorched or heat-damaged in panel(s) #A. A qualified electrician should evaluate and make repairs or replace components as necessary.

29) One or more electric receptacles at the kitchen, bathroom(s) and/or 3/4 bath 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

30) One or more branch circuit wires in panel(s) #B appeared to be undersized for their circuit breaker or fuse. This is a potential fire hazard. Recommend that a qualified electrician repair as necessary.

31) One or more electric receptacles and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.

32) One or more electric receptacles were incorrectly wired with "false grounds" where the receptacle's ground screw is connected to the neutral or white wire in the circuit. Such receptacles may appear to be grounded when they aren't. This is a shock hazard, and can damage equipment plugged into such receptacles. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?FLSGRND

33) One or more cover plates for switches, receptacles or junction boxes 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.

34) One or more receptacles had a prong from a plug broken off in a slot, or slot(s) were clogged with foreign objects. Recommend that a qualified electrician replace such receptacles as necessary.

35) The electric meter seal was missing. The utility company installs these seals to prevent tampering with the meter or tapping into the electric supply before the meter. Consult with the property owner about this and/or contacting the utility company to have the seal reinstalled.

36) The legend for circuit breakers or fuses in panel(s) #A 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.

37) One or more screws that attach the cover or dead front to panel(s) #A and B were missing or not installed. Recommend installing screws where missing so the cover or dead front is secure. Only screws with blunt tips approved for this purpose should be installed, so wiring inside the panel is not damaged. Because energized wires may be located directly behind screw holes, the client should consider having a qualified electrician replace missing screws.

38) A "split bus" panel was installed as a main service panel. On such panels there is no single main disconnect switch to turn the power off. Instead, all breakers labeled "main" or "sub-main" (usually those on the upper half of the panel) must be turned off to turn all power off. These panels are common, but are no longer installed. The client should familiarize themselves with the operation of this panel and the procedure for turning all the power off in the event of an emergency. Consult with an electrician if necessary. Please see any other comments in this report related to the panel's legend.

40) One or more black steel gas supply pipes had substandard support or were loose. Gas leaks may occur as a result. Black steel gas supply pipes should have approved hangers every 6-8 feet. Hangers should be made from steel to prevent the pipes and hangers from corroding due to contact of dissimilar metals. Recommend that a qualified person install hangers or secure pipes per standard building practices.

41) Copper water supply pipes were installed. Copper pipes installed prior to the late 1980s may be joined with solder that contains lead, which is a known health hazard especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained approximately 50% lead. The client should be aware of this, especially if children will be using this water supply system. Note that the inspector does not test for toxic materials such as lead. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions include:

• Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than 6 hours
• Install appropriate filters at points of use
• Use only cold water for cooking and drinking, as hot water dissolves lead more quickly than cold water
• Use bottled or distilled water
• Treat well water to make it less corrosive
• Have a qualified plumber replace supply pipes and/or plumbing components as necessary

For more information visit:
http://www.reporthost.com/?LEADDW
http://www.reporthost.com/?LEAD

42) The main water service pipe material was made of galvanized steel. Based on the age of the building, the apparent age of the pipe and/or the low-flow condition of the water supply system, this service pipe may have significant corrosion or rust on the inside and need replacing. Replacing the service pipe can significantly increase flow to the water supply pipes. Recommend consulting with a qualified plumber about replacing the main service pipe. Note that this can be an expensive repair since excavation is typically required.

43) One or more flexible connectors were used for the temperature-pressure relief valve drain line. Flex connectors can be bent or kinked so as to restrict the flow of the drain line and impair the operation of the valve. They typically are not rated for the temperature and pressure of water being discharged (potentially 150 psi and 210 degrees F). Flex connectors used this way pose a potential safety hazard for explosion. Recommend that a qualified plumber repair per standard building practices. For example, by installing a drain line made of rigid copper or CPVC plastic pipe.

44) The temperature-pressure relief valve drain line was too short. 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. Recommend that a qualified plumber repair per standard building practices. For example, by extending the drain line to within 6 inches of the floor, or routing it to drain outside. For more information, visit:
http://www.reporthost.com/?TPRVALVE

45) 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

46) The water heater tank appeared to be leaking. This is an indication that the water heater has failed and is at the end of its service life. A qualified plumber should replace the water heater.

47) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.

48) One or more "livable" rooms had no visible source of heat. Examples of livable rooms include bedrooms, kitchens and living/dining rooms, NOT hallways, closets or bathrooms. Livable rooms without heat (e.g. heat register, radiator, baseboard or wall heater) can be uncomfortable and have high levels of moisture. Depending on the client's needs, recommend consulting with a qualified heating contractor to determine options for modifying or improving the heating system per standard building practices.

50) A "direct vent" type gas vent was too close to one or more objects and may be subject to damage, or the airflow may be impeded. This is a potential safety hazard. Direct vent terminations should have the following clearances:

• At least 12 inches above the surrounding grade, decks, balconies, porches and verandas
• At least 12 inches below non-vented soffits
• At least 12 inches from outside or inside vertical surface corners

Recommend that a qualified contractor make repairs or modifications per standard building practices.

51) Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances may need servicing annually or every few years. Consult with the property owner and/or a qualified specialist to determine if service is needed now. Any needed repairs noted in this report should be brought to the attention of the specialist when it's serviced. For more information visit:
http://www.reporthost.com/?ANGFINSP

54) The dishwasher was inoperable. Recommend that a qualified specialist evaluate and repair or replace as necessary.

55) The clothes dryer was equipped with a vinyl or mylar, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. They can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow and cause overheating. Recommend that such ducts be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. For more information, visit:
http://www.reporthost.com/?DRYER

56) Vinyl flooring in the bathroom at location(s) #C was damaged. Water can damage the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.

57) One or more bathtub faucet handles at location(s) #A were loose. Recommend that a qualified person repair or replace handles as necessary.

58) The sink drain stopper mechanism at location(s) #A was inoperable. Recommend that a qualified person repair or replace as necessary.

59) The toilet fill valve or float mechanism in the toilet at location(s) #A did not operate properly or was inoperable. Recommend that a qualified person repair as necessary.

Insulation has been added to the interior of the toilet. Recommend replacement.

60) The bathtub drain stopper mechanism at location(s) #A was Leaks. Recommend that a qualified person repair or replace as necessary.

61) Rubber water supply hoses were installed at the clothes washer. These hoses are prone to bursting when deteriorated, which can result in flooding and significant water damage. Recommend upgrading to braided, stainless steel hoses.

62) One or more bedrooms had windows that were too high above the floor. Unless a bedroom has an exterior entry door, at least one window requires adequate egress in the event of a fire or emergency to allow escape or to allow access by emergency personnel. The base of openings for egress windows should be a maximum of 44 inches above the floor. At a minimum, keep a chair or something that serves as a ladder below the window at all times. If concerned, have a qualified contractor repair or make modifications per standard building practices. For more information, visit:
http://www.reporthost.com/?EGRESS

63) One or more bedrooms had windows that were too small. Unless a bedroom has an exterior entry door, at least one window requires adequate egress in the event of a fire or emergency to allow escape or to allow access by emergency personnel. Such windows should have a minimum open width of 20 inches and a minimum open height of 24 inches. Grade floor egress windows should have a net clear opening of 5 square feet and other egress windows should have a net clear opening of 5.7 square feet. Recommend that a qualified contractor repair or make modifications per standard building practices. For more information, visit:
http://www.reporthost.com/?EGRESS

64) Floors in one or more areas were not level. This can be caused by foundation settlement or movement of the foundation, posts and/or beams. Significant repairs may be needed to make floors level. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.

65) Some interior door hardware (hinges) were damaged and/or loose. Recommend that a qualified person repair or replace as necessary.

66) One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.

67) Trim was damaged in one or more areas. Recommend that a qualified person repair as necessary.