1) Repair/Maintain, Evaluate - Microbial growths were found at one or more locations in hvac housing. 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.cdc.gov/mold/
http://www.epa.gov/mold/

2) Evaluate - Based on substandard construction observed, additions and/or modifications to this property may have been made without the owner having attained permits or inspections from the municipality. Work may have been performed by someone other than a qualified contractor or person. Consult with the property owner about this, and if necessary research permits.

At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly alterations to bring the building into legal compliance or even require that the additions or modifications be removed.

The costs may vary widely as underlying concerns may be revealed.
Cost estimate: $40000-28000

3) Safety, Repair/Maintain - Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the driveway, For safety reasons, recommend that a qualified contractor repair as necessary.
Cost estimate: $1750-1250

4) Repair/Replace, Evaluate - Plastic composite decking boards were delaminated or deteriorated. Typically, this material is designed to last longer than wood. Softwoods such as cedar normally last 15 to 20 years, and hardwoods longer. Based on the short period during which this composite decking has been installed, it appears to have failed prematurely and is likely defective. Numerous actions have been filed against composite decking manufacturers. The inspector cannot determine the manufacturer of this particular decking material. Consult with the property owner to determine the manufacturer, the installation date, if receipts for documentation purposes are available, and what options there are for reimbursement by the manufacturer. Recommend that a qualified contractor repair as necessary. Typically, deteriorated composite decking must be replaced. For more information, visit:
http://www.google.com/search?q=composite+decking+failure+lawsuit
Cost estimate: $550

5) Repair/Maintain - Some nails securing decking boards were loose and were not flush with the surfaces of boards. Boards are more likely to loosen and warp. This may pose a safety hazard to those with bare feet. Recommend that a qualified person repair as necessary. For example, by replacing nails or installing screws. Note that existing nails that are simply pounded back in will be likely to loosen again.

6) Maintain - One or more significantly-sized diseased or dead trees were found on the property grounds and may pose of risk of damaging building(s). Recommend that such trees be removed by a qualified tree service contractor or certified arborist.
Cost estimate: $1800

7) Maintain - One or more large tree stumps were close to the building exterior. Wood-destroying insects such as carpenter ants nest in such stumps and are more likely to infest the building as a result. Recommend that large tree stumps within a few feet of the building be removed by a qualified tree service contractor.
Cost estimate: $750

12) Safety, Repair/Replace, Evaluate - The alarm for doors between the house and the pool was missing. While regulations vary between municipalities, all doors which give access to a swimming pool should be equipped with an audible alarm that should:

• Sound for 30 seconds or more when the door and/or screen are opened
• Sound within seven seconds after the door is opened
• Be loud; at least 85 dBA (decibels) at 10 feet away
• Be distinct from other sounds in the house
• Have a manual switch to disable it temporarily where the switch is located at least 54 inches above the door's threshold
• Have an automatic reset feature

A qualified person should evaluate and repair as necessary. For more information, visit:
http://www.reporthost.com/?POOLBARR
http://www.reporthost.com/?POOLSAFETY

13) Safety, Repair/Replace, Evaluate - The configuration of the drain in the pool appears to pose a risk of entrapment, drowning and/or disembowelment. The suction from pool and spa drain outlets is strong enough to cause entrapment of hair or body parts, and drowning. Numerous related drownings have been documented by the Consumer Products Safety Commission along with incidents of disbowelment. Configurations that cause this usually involve:

• A single drain for a pump rather than multiple drains
• Small sized drains
• Loose, missing or easily removable drain grates
• Lack of a Vac-Alert Safety Valve that stops the pump suction when entrapment is detected

Recommend having a qualified pool and spa specialist evaluate and make modifications as necessary. For more information, visit:
http://www.reporthost.com/?POOLDRAIN
http://www.reporthost.com/?POOLSAFETY
Cost estimate: $650-450

14) Safety, Repair/Replace - Self-closing devices on one or more gates used with pool or spa fencing were missing. This is a safety hazard because these devices are intended to control access to the pool or spa, especially for children. A qualified person should repair, replace or install as necessary. For more information, visit:
http://www.reporthost.com/?POOLBARR
Cost estimate: $175

15) Safety, Comment - This municipality has no established barrier requirements for privately owned pools and spas. Regardless, the client should be aware of the associated drowning hazards. For pool and spa barrier safety guidelines, visit:
http://www.reporthost.com/?POOLBARR

16) Repair/Replace, Evaluate - The filter pressure gauge was deteriorated. A qualified contractor should evaluate and repair as necessary.
Cost estimate: $225

17) Repair/Replace, Evaluate - One or more underwater lights were inoperable. Bulb(s) may be burned out or repairs may be needed. A qualified person should evaluate and repair as necessary.
Cost estimate: $275

18) Repair/Replace - Minor cracks, settlement, heaving and/or deterioration were found in the decking. Recommend that a qualified person caulk or seal cracks as necessary to prevent water intrusion and further cracking or movement.
Cost estimate: $1700-1500

19) Repair/Replace - The skimmer was used as a port for the barracuda cleaner. Baskets should be replaced as necessary.

20) Evaluate, Comment - The heater was not fully evaluated because it was inoperable and/or lines severed. Recommend that a qualified person evaluate fully after heater is made operable. Note that as per the standards of practice for InterNACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to light pilot lights, operate overcurrent protection devices or operate any controls other than "normal controls".
Cost estimate: $325

22) Repair/Replace - Some sections of siding and/or trim were deteriorated and/or warped. Recommend that a qualified person repair, replace or install siding or trim as necessary.
Cost estimate: $525-475

23) Repair/Replace - Fungal rot was found at one or more soffits and/or fascia. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
Cost estimate: $1500

24) Repair/Replace - One or more exhaust duct end caps were deteriorated. 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.
Cost estimate: $75

25) Repair/Maintain - The front door's doorbell appeared to be inoperable. Recommend that a qualified person repair as necessary.
Cost estimate: $125

27) Repair/Replace - Extensions such as splash blocks or drain pipes for one or more downspouts were missing and/or misaligned. 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.
Cost estimate: $125

28) Repair/Maintain - Some concrete roof tiles were broken and/or chipped. Leaks may occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person replace tiles or make repairs as necessary.
Cost estimate: $750-525

29) Repair/Maintain - One or more gutters were loose and/or leaking. 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.
Cost estimate: $275

30) Maintain - The coating on the flat or low-slope roof surface was deteriorated. Such coatings are designed to protect against ultraviolet light and moisture, help prevent leaks and cracks, lower-roof surface temperatures, and maintain waterproofing properties. Recommend that a qualified person apply a new roof coating now and as necessary in the future. Typically this is done every four to five years.
Cost estimate: $5500-4500

34) Repair/Replace - 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.
Cost estimate: $2500-2200

35) Evaluate, Monitor - What appeared to be past water stains were visible on the roof structure at one or more locations in the attic. However, no elevated levels of moisture were found at these stains during the inspection. The stains may have been caused by a past leak. Recommend asking the property owner about past leaks. Monitor these areas in the future, especially after heavy rains to determine if active leaks exist. If leaks are found, recommend that a qualified contractor evaluate and repair as necessary.

39) Safety, Repair/Replace - One or more springs were broken on garage vehicle door(s). This is a safety hazard since the door(s) can fall shut when opened. The garage door opener does not provide enough lift to over the weight of the door. A qualified contractor should repair as necessary.
Cost estimate: $750-550

40) Repair/Replace, Evaluate - One or more automatic door openers were inoperable and/or malfunctioning. Recommend that a qualified contractor evaluate and repair or replace opener(s) as necessary.
Cost estimate: $550-475

41) Repair/Replace - One or more garage vehicle doors were damaged or deteriorated. Recommend that a qualified contractor repair or replace door(s) as necessary.
Cost estimate: $325

42) Repair/Maintain, Minor Defect - The screen at the garage ventilation wall was deteriorated. Recommend that a qualified contractor repair the holes per standard building practices to prevent rodents or vermin from entering the living space.
Cost estimate: $125

44) Safety, Repair/Replace - One or more circuit breakers in panel(s) #A were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.google.com/search?q=double+tap+circuit+breaker
Cost estimate: $1800-550

45) Safety, Repair/Replace - Extension cords were being used as permanent wiring at one or more locations. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring is a potential fire and shock hazard, and indicates that wiring is inadequate and needs updating. Extension cords may be undersized. Connections may not be secure resulting in power fluctuations, damage to equipment, overheating and sparks that could start a fire. Recommend that a qualified electrician repair per standard building practices and eliminate extension cords for permanently installed equipment.

46) Safety, Repair/Replace - One or more electric receptacles (outlets) 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.google.com/search?q=reverse+polarity+receptacle
Cost estimate: $225

47) Safety, Repair/Replace - Smoke alarms were missing from bedrooms and/or in the attached garage. Additional smoke alarms should be installed as necessary so a functioning detector exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/5077.html
Cost estimate: $450

48) Safety, Minor Defect - One or more screws used to secure the cover or dead front to panel(s) #B had sharply pointed tips or were too long. Energized wires can be damaged by such screws. This is a potential shock hazard, especially when screws are being removed or installed. Recommend that a qualified person replace such screws with screws that are approved for this purpose (e.g. blunt-tip screws of the correct length). Because energized wires may be in contact with these screws, the client should consider having a qualified electrician replace the screws.
Cost estimate: $75

49) Safety, Comment - The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Recommend that a a carbon monoxide detector be installed near sleeping areas in homes with a fuel-burning appliance or attached garage. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/5077.html

50) Repair/Replace, Evaluate - One or more electric receptacles (outlets)master closet had no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
Cost estimate: $225

51) Repair/Replace - One or more light fixtures were damaged and/or deteriorated. Recommend that a qualified electrician repair or replace light fixtures as necessary.
Cost estimate: $275

52) Repair/Maintain, Evaluate - The electric meter seal was broken. 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.

54) Safety - 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.cpsc.gov/CPSCPUB/PUBS/5098.pdf

55) Repair/Replace, Evaluate - Significant corrosion or rust was found at the supply pipes or fittings. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and replace components or make repairs as necessary.

57) Major Defect, Comment - The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

58) Repair/Replace, Evaluate - The heat pump or air conditioning condensing unit did not respond to normal heating controls (thermostat). It appeared to be inoperable. The inspector was only able to perform a limited evaluation. If possible, consult with the property owner and/or review documentation on this system. Recommend that a qualified HVAC contractor evaluate and perform maintenance or make repairs as necessary.
Cost estimate: $5250

59) Repair/Replace, Evaluate - Supply air from the air conditioning or heat pump cooling system was not cool enough. It should be 14-20 degrees Fahrenheit cooler than at the return duct(s) or current room temperature. This may be caused by refrigerant loss, dirty coils, a failing compressor, an over-sized fan, or a deficient return-air system. Recommend that a qualified HVAC contractor evaluate and repair as necessary.

60) Safety, Repair/Replace - Significant amounts of debris, dirt and/or dust were visible in one or more sections of supply and/or return air ducts for the heating or cooling system. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Agency (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers." At a minimum, the visible debris should be thoroughly cleaned. Recommend that a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit:
http://www.epa.gov/iaq/pubs/airduct.html
Cost estimate: $750

61) Safety, Evaluate - The wooden support platform for the air handler was severely deteriorated/rotted at the time of inspection. Recommend that a qualified contractor replace to provide adequate support.
Cost estimate: $575

62) Repair/Replace - One or more heating or cooling ducts in an unconditioned space (e.g. crawl space, attic or basement) were not insulated, or the insulation was damaged or deteriorated. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. Recommend that a qualified person repair per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8.
Cost estimate: $325

63) Repair/Maintain, Evaluate - The last service date of the forced air heating/cooling system 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 last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.

64) Repair/Maintain - The HVAC ductwork was constructed with paper facing insulation. This type of ductwork is subject to water absorption and has generally been replaced with foil faced flexible ductwork as an industry standard. Recommend that a qualified HVAC contractor repair as necessary. For example, by replacing ducts or sections of ducts.

65) Maintain - Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).

66) Repair/Maintain - The HVAC ductwork was constructed with paper facing insulation. This type of ductwork is subject to water absorption and has generally been replaced with foil faced flexible ductwork as an industry standard. Recommend that a qualified HVAC contractor repair as necessary. For example, by replacing ducts or sections of ducts.

67) Repair/Maintain - The pad for the heat pump or air conditioning condensing unit was undermined and/or not hurrivane rated. This unit requires adequate support. The compressor may be damaged if this unit is tilted 10 degrees or more. Also, the pad should elevate the unit above the soil to prevent corrosion. Recommend that a qualified person repair as necessary.
Cost estimate: $550

68) Repair/Replace - Countertops and/or backsplashes were damaged or deteriorated. Recommend repairing or replacing as necessary.

69) Repair/Replace - One or more cabinets, drawers and/or cabinet doors were damaged or deteriorated. Recommend that a qualified person repair or replace as necessary. Cabinet backboard missing, left open to accommodate pipes
Cost estimate: $225

70) Repair/Replace - The cooktop exhaust fan was inoperable. Recommend that a qualified person repair or replace as necessary.
Cost estimate: $750

71) Repair/Replace - The refrigerator's ice maker was malfunctioning. Recommend that a qualified person repair as necessary.
Cost estimate: $850

72) Repair/Maintain - One or more cabinet drawers were substandard installation vertical cabinets turned horizontal. Recommend that a qualified person repair as necessary.

73) Repair/Maintain - The sink faucet was loose. Recommend that a qualified person repair as necessary.
Cost estimate: $225

74) Minor Defect - The light in the exhaust hood was inoperable. Recommend replacing light bulb(s) or that repairs be made by a qualified person if necessary.
Cost estimate: INCL

75) Repair/Replace, Evaluate - The toilet at location(s) #B was loose where it attached to the floor. Leaks can occur. Flooring, the subfloor 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.
Cost estimate: $225

76) Repair/Replace, Comment - Countertops and/or backsplashes at location(s) #C were damaged or deteriorated. Recommend repairing or replacing as necessary.
Cost estimate: $450

77) Repair/Replace - Shelving or other components were missing from one or more cabinets at location(s) #C. Recommend that a qualified person replace as necessary.
Cost estimate: $550

78) Repair/Replace - The toilet tank was cracked or broken at location(s) #C. Recommend that a qualified plumber replace toilet(s) or components as necessary. Where cracks have resulted in leaks, additional repairs due to water damage may be needed.
Cost estimate: $450

79) Repair/Replace - One or more handles controlling water flow to the shower at location(s) #D were missing. Recommend that a qualified person repair or replace handles as necessary.
Cost estimate: $325

80) Repair/Replace - The hot and cold water supplies appeared to be reversed at the sink at location(s) #E. Normally, cold water is controlled by the right faucet handle and hot by the left. For mixing faucets, cold is supplied with the handle to the right and hot when when the handle is to the left, or as indicated by the faucet's markings. At a minimum this is an inconvenience, but it can also result in accidental scalding. Recommend that a qualified plumber repair as necessary.
Cost estimate: $175

81) Repair/Maintain - Tile, stone and/or grout in the flooring at location(s) #B was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the the subfloor as a result. Recommend that a qualified contractor repair as necessary.
Cost estimate: $325-275

82) Repair/Maintain - One or more sink drains evidence of leaking at location(s) #C. A qualified person should repair as necessary.
Cost estimate: $125

83) Repair/Maintain - Substandard repairs were found at the sink drain at location(s) #B (e.g. tape, sealant, non-standard components). Recommend that a qualified plumber repair per standard building practices.
Cost estimate: $125

84) Repair/Maintain - Ribbed, flexible drain pipe was used at the sink at location(s) #A. This type of drain pipe accumulates debris more easily than smooth wall pipe and is likely to clog. Recommend that a qualified plumber replace flexible piping with standard plumbing components (smooth wall pipe) to prevent clogged drains.
Cost estimate: $125

85) Repair/Maintain - The sink drain stopper mechanism at location(s) #C was inoperable. Recommend that a qualified person repair or replace as necessary.
Cost estimate: $225

86) Repair/Maintain - Tile and/or grout in the shower enclosure at location(s) #B and D were deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor repair as necessary.
Cost estimate: $750-550

90) Safety, Evaluate, Monitor - There were some water damaged areas with apparent microbial growth ongoing. It is beyond the scope of this inspection to identify this growth as harmful or not. Recommend that mold sampling tests be conducted.

91) Repair/Replace - Trim or jambs around one or more exterior doors was damaged. Recommend that a qualified person repair, replace or install as necessary.
Cost estimate: $550

92) Repair/Replace - One or more windows that were designed to open and close were difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
Cost estimate: $750

93) Repair/Replace - Crank handles at many windows were missing, stripped and/or loose. Recommend that a qualified person replace handles or make repairs as necessary.
Cost estimate: $650

94) Repair/Replace - One or more walls and/or ceilings were damaged and/or were cracked. Recommend that a qualified person repair as necessary.
Cost estimate: $2750-2500

95) Repair/Replace - Evidence of direct water damage can cause “bubbling” around the edges of the planks. This is caused by water or other liquid seeping into the laminate flooring joints, where the locking system connects. Damage like this can also be caused from too much humidity in the air. Recommend that a qualified contractor install continuous waterproof flooring in wet areas as necessary.
Cost estimate: $1800

96) Repair/Replace - Vinyl, linoleum flooring in one or more areas(garage office) was damaged and/or deteriorated. If in a wet area, water can damage the the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.
Cost estimate: $1100-950

97) Repair/Maintain - The lock mechanisms on one or more sliding glass doors were inoperable. Recommend that a qualified person repair as necessary.
Cost estimate: $225

98) Repair/Maintain - Trim was water damaged and/or deteriorated in one or more areas. Recommend that a qualified person repair as necessary.
Cost estimate: $1500

99) Repair/Maintain - Tile, stone and/or grout in the flooring in one or more areas was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. If in a wet area, water can damage the the sub-floor. Recommend that a qualified contractor repair as necessary.
Cost estimate: $550

101) Safety, Major Defect, Evaluate, Monitor - There were large gaps around the HVAC plenum and supply routing. This is a major cause of dust mites, allergens and mold causing bacteria entering the hvac duct where conditions are ripe for mold spore growth.
Cost estimate: $750