Safety

Poses a risk of injury or death 

Major defect

Correction likely involves a significant expense 

Repair/Replace

Recommend repairing or replacing 

Repair/Maintain

Recommend repair and/or maintenance 

Minor defect

Correction likely involves only a minor expense 

Maintain

Recommend ongoing maintenance 

Evaluate

Recommend evaluation by a specialist 

Comment

For your information 

Exterior

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1) One or more trip hazards were found in the sidewalk due to cracks and/or settlement. Recommend having a qualified paving contractor repair or replace sidewalk section(s) as necessary to eliminate trip hazards.

2) While I am not qualified to positively identify the presence of asbestos, the exterior siding on this house does appear to be a type of asbestos containing shingle. A test by a qualified individual would have to be performed to make a positive identification.
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3) The perimeter grading slopes towards the structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. 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.

4) One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Recommend making repairs as necessary such as repairing or installing splash blocks or tie-ins to underground drain lines so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.

5) One or more gutters are damaged. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Recommend having a qualified contractor replace or repair gutters where necessary.

6) Moderate wood rot was viewed at the front door threshold. Proper maintenance or replacement is required to prevent further damage to this section of wood. Also note the small hole to the left of the porch. This is a potential rodent entry point and should be repaired.

7) The exterior finish in some areas is failing. Recommend having a qualified painting contractor prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.

8) Siding is missing in some areas. This should be replaced to prevent water entry and damage to the wall structure. It appears, in this photo, as though the fascia is water damaged. Other damage resulting from this defect was not visible during the time of the inspection.

9) One or more outside faucets were not evaluated due to their being winterized with covers, and are excluded from this inspection.

10) No outside outlets were seen on the exterior of the house. At leas two outside outlets should be located on your home. One on the front and one on the rear. They must be located within 6'6" of grade level , be readily accessible, and be GROUND FAULT CIRCUIT INTERRUPTER protected(GFCI).

Porch

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11) The front porch was covered by exterior carpeting preventing a full view of its surface. The viewable area appeared in general good condition. Minor damage was viewed at the bottom right CMU mortar.

12) The rear porch is in good condition.

13) Metal window awnings appear in good condition.

14) Metal porch covers appear solid and in good condition.

Detached garage or carport

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15) It appears as though electricity was provided at one point but has been removed. This photo shows an abandoned electrical entry point. A qualified electrical would have to be contacted to determine whether or not this is a usable source of electricity.

16) There are no outlets provided in the garage. Outlets should be installed with at least one being GFCI.

17) Anchor bolts (photo 23), used to secure the garage to the foundation, are improperly installed resulting in wall movement (photo 24). A qualified building contractor should be contacted to make necessary repairs.

18) Moderate water damage was viewed at several areas of the garage. This is caused by non water treated lumber used for the construction. It appears as though this garage was constructed by an individual not licensed in the building trades. I recommend a qualified building contractor make the necessary repairs/modifications. It would be wise to see if a permit was pulled for the construction of this garage.

19) The garage vehicle door is damaged and does not close all the way without considerable force. Recommend having a qualified garage door contractor repair vehicle door(s) as necessary.

20) Surface cracking was viewed throughout the garage slab. The area cracking appears to be a secondary application used to cover the original slab.

21) Firewood is stored so that it's either in contact with the structure or very close to it. The is a conducive condition for wood destroying insects. Recommend storing firewood outdoors in an open area, as far away from the house as practical, to keep away insects. For more information visit http://ohioline.osu.edu/hyg-fact/2000/2065.html

Bedroom/s

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22) Front bedroom widows fall when in the open position. Double hung and single hung windows have spiral balances, block & tackle balances, counter balances, jamb liners or sash ropes on both sides which serves as the mechanism that allows the windows to open and close freely and to remain at any desire position. These mechanisms have springs or cords that maybe broken or loose which could result from normal wear and tear causing the windows not to stay up. Adjustment or replacement of the mechanism maybe required to allow the windows to open and close freely. Surface cracking was viewed throughout the garage slab. The area cracking appears to be a secondary application used to cover the original slab.

23) Rear bedroom widows fall when in the open position. Double hung and single hung windows have spiral balances, block & tackle balances, counter balances, jamb liners or sash ropes on both sides which serves as the mechanism that allows the windows to open and close freely and to remain at any desire position. These mechanisms have springs or cords that maybe broken or loose which could result from normal wear and tear causing the windows not to stay up. Adjustment or replacement of the mechanism maybe required to allow the windows to open and close freely. Surface cracking was viewed throughout the garage slab. The area cracking appears to be a secondary application used to cover the original slab.

24) Rear bedroom door and closet door do not close properly. The door mechanisms do not work and should be replaced to allow for proper function.

25) When walking near the side window in the rear bedroom, see photo, I could hear the ductwork under the house buckle. After inspecting this area in the crawlspace, it appears as though the ductwork installed moves a little with the flooring system. This is not a major concern just a nuisance.

Roof

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26) The roof appears to be in good condition. I recommend asking the seller when it was installed to get a general idea when your next replacement will need to take place.

27) The television antenna is mounted to the chimney. This places stress on the chimney and is not a recommended method of installation.

Plumbing and laundry

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28) This leaking main waste line, located in the crawl space, is an environmental hazard and should be repaired by a licensed plumber. This may be a contributing factor in the presence of moisture in the crawl space area.

29) Some, most, or all of the water supply pipes in this structure are made of galvanized steel. Based on the age of this structure, these pipes may be nearing or may have exceeded their estimated useful life of 40 and 60 years. Internal corrosion and rust can reduce the inside diameter of these pipes over time, resulting in reduced flow and eventually, leaks. The inspector performed a "functional flow test" during the inspection where multiple fixtures were run simultaneously, and found the flow to be adequate. For example, the shower flow didn't decrease substantially while the toilet was flushed. Despite this, and given their apparent age, these pipes may need replacing at any time.

30) A plumbing leak was viewed at the plumbing closet, located in the rear bedroom. The circle in this photo shows the active leak. Note also the damage to the sheet rock as a result of past or present water leaks.

31) Improper main waste line was viewed in the crawlspace. A proper support should be installed to secure the waste line and prevent damage form failure of current support. I recommend a qualified plumber make necessary repairs/replacement.

32) While they were once an acceptable method of plumbing trap, drum traps are no longer used as they do not provide a proper water trap. This trap should be replaced by a licensed plumber for updating.

Heating and air conditioning

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33) Because of the age and/or condition of this furnace, recommend that a qualified heating and cooling technician inspect the heat exchanger and perform a Carbon Monoxide test when it's serviced.

34) A significant gas leak was detected at the drip leg on the furnace. I turned the gas off to this unit. I recommend a qualified HVAC tech make necessary repairs to this gas line to prevent damage to the property and other persons.

35) The estimated useful life for forced air furnaces is 15 to 20 years. This furnace appears to be approaching this age and may need replacing at any time.

36) Last service date of this system is more than one year ago or is unable to be determined. Recommend asking seller when it was last serviced. If unable to determine or if more than one year ago, recommend that this system be inspected, cleaned, serviced and repaired if necessary by a qualified heating and cooling technician. Recommend that this servicing be made annually in the future.

37) This system is equipped with throw-away filter(s). They appear to be dirty. Recommend replacing filter(s) now and every 2 months in the future if the thermostat's fan position is set to "Auto", or monthly if it's set to "On".

Electric service

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38) Service drop wires are less than 10 feet above ground or walkways. Recommend having a qualified, licensed electrician and/or the utility company evaluate and repair.

39) One or more circuit breakers are "double tapped", where 2 or more wires are clamped in a circuit breaker terminal, and the circuit breaker is only designed for 1 wire. This is a safety hazard since wires may loosen and cause arcing, sparking and fires. Recommend having a qualified, licensed electrician evaluate and repair.

40) This panel is outdated and should be replaced to meet current standards. A qualified electrical will have to make the necessary changes to the main panel.

41) No smoke detectors are visible. Recommend installing smoke detectors as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information on smoke detectors visit http://www.cpsc.gov/cpscpub/pubs/5077.html

42) One or more smoke detectors is damaged or missing, and an insufficient number of smoke detectors are installed. Recommend replacing inoperable smoke detectors as necessary, and installing additional smoke detectors as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information on smoke detectors visit http://www.cpsc.gov/cpscpub/pubs/5077.html

43) Inadequate clearance exists to the main service panel. Recommend having a qualified, licensed electrician make modifications as necessary so:

·  An area 3" wide by 3' deep exists in front of the panel

·  The panel is at least 5 1/2 feet above the floor

·  There's at least 6'3" of headroom

·  The wall below the panel is clear to the floor

44) One or more bushings are missing from where wires enter holes in the main service panel. This is a safety hazard since the wiring insulation can be cut or abraded on the metal edge of the hole(s). Recommend having a qualified, licensed electrician install bushings where missing.

45) Ground and neutral wires should be isolated under their own screw and separate bus bar. This photo shows both ground and neutral conductors under the same screw and on the same bus bar. This is common practice in older outdated panels.

46) Improperly secured conductors were viewed in the attic area. To prevent damage to these conductors, they should be properly secured by a licensed electrician.

47) This photo shows a two prong ungrounded outlet located close to the shower area. This should be removed by a licensed electrical to prevent possible electrical shock.

48) The conductors in this photo are located in the rear bedroom closet. This conductor should be installed behind the wall to prevent damage to it and to prevent possible electrical shock to persons coming in contact with damaged sheathing.

49) One or more screws are missing from the main service panel cover. Recommend replacing missing screws.

Because live wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws don't come in contact with wiring inside the panel when they're installed.