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Improvements to surface water controls are necessary to avoid water infiltration. Regrade the soil around the perimeter of the home to encourage surface water to drain away from the foundation walls. Remove debris from gutters and downspouts regularly and configure their discharge so they effectively discharge water at least 10 feet from the home.

EXTERIOR & ROOF
The roof covering is in very poor condition. I feel it is well beyond the end of its useful life. It is unlikely the existing roof covering is or will be water tight. Although some roofing materials in this condition MAY function for a short time, near term replacement of the roofing and flashing should be anticipated. Prior to expiration of your inspection contingency further evaluation by a roofing contractor is necessary to determine the scope and cost of replacement.

When roofing replacement is performed sound construction practice and the local building department may require removal of all the existing asphalt and cedar roof coverings (all garage and part of home). New sheathing (additional expense) and roof covering will then be required to be installed.

I showed you water stains on the underside of the roof sheathing and roof rafters. Prior to expiration of your inspection contingency either obtain a written guarantee from the owner stating all necessary corrective action has already been performed OR obtain a written guarantee from the owner stating all the necessary corrective action will be performed, in order to avoid additional damages and surprises after closing. Sometimes latent water, insect and other damages exist, in addition to those I could see today. Read the LATENT DAMAGES MAY EXIST and the INDOOR AIR QUALITY FUNGUS, MILDEW AND MOLD sections of this report. If leaks are not cured promptly mold, mildew and fungus may grow, wood destroying insects and rot damage should also be expected to occur.

Insulation was installed against the under side of the roof sheathing, although not recommended, it was done often. Sometimes condensation forms on the roof sheathing and roof structure, accelerating deterioration of the roof sheathing, roof structure and reducing the life expectancy of the roof shingles. Sheathing and roof framing hidden by insulation will not be found by today's visual inspection. In order to determine if latent damages exist, destructive or invasive testing must be performed.

No front stair handrail exists, one should be installed in order to avoid injury.

No visible signs of water infiltration were observed to be occurring today though the roofing, windows or siding (other than specified). Water infiltration may occur during precipitation even though no visible signs of water infiltration were observed today. You must either contract for invasive and destructive testing (prior to expiration of your inspection contingency) or accept the risk that latent water infiltration may be occurring.

STRUCTURE
The garage was full of storage, if problems exist I was not able to see them due to excessive storage. Wood earth contact exists around the perimeter of the garage. It is necessary to regrade the exterior in order to provide at least 8" of clearance between the siding and the soil in order to help avoid further damages from rot, insects and water. Latent damages may occurring that I was not able to see today due to installed interior and exterior finishes. Invasive testing is necessary to determine if damages or problems have already occurred.

Wood destroying insect activity was observed within the wood structure of the home. MAY be necessary. Please be aware additional latent damage to the structure of the home may exist that was not discovered during today's visual inspection of the accessible components. Sometimes repairs are expensive. I was not able to determine if latent damages exist, because I was not contracted to perform invasive or destructive testing (such as opening of walls or ceilings, lifting of carpets or area rugs or ceiling tiles or insulation, moving of furniture or appliances or stored items or debris), or excavation. In order to determine if latent damages exist, it is necessary to have invasive and destructive testing and further evaluation by experienced contractors and specialists (prior to expiration of your inspection contingency period) to define the scope & cost of any necessary corrective action. Homeowner's loath the idea of invasive and destructive testing because it is costly, messy and it can expose latent damages that can be expensive to repair. Obtain written documentation from an expert to determine the extent of wood destroying insect damage that has occurred. Obtain a treatment and repair history from the owner.

Front and side porch framing is lighter than expected, installation of additional supports is necessary to avoid injury.

The master bathroom shower has a cracked wall tile. There is a separation between the master bathroom floor tile and base tile. The master and main bathroom floors tilt as does the flooring at the top of the stairs. Water stains exist on the kitchen ceiling below as does evidence of several patches. I suspect problems exist behind finishes that I was not able to see or report on today. Prior to expiration of your inspection contingency, it is necessary for you to obtain further examination and analysis by a qualified, insured and reputable specialist, tradesman or service technician to define the scope & cost of the necessary corrective action.

Closed walls, suspended and fixed ceilings in the lower level of this structure, blocked access to 85% of the wood framing for inspection. Latent wood destroying insect, water or other damage that could not be seen during today's visual inspection may exist behind these finishes that represent open ended risks to you.

Typical movement of the floors, walls and ceilings was observed for a home of this age and construction style (other than specified). Problems may still exist with the structure that were not detected by today's visual inspection. You must either contract for invasive and destructive testing (prior to expiration of your inspection contingency) or accept the risk that latent defects exist that were not discovered during today's visual inspection.

No active water infiltration was observed during today's inspection (other than specified). Water infiltration may occur during precipitation. Latent water infiltration may be occurring, you must either contract for invasive and destructive testing (prior to expiration of your inspection contingency) or accept the risk that latent defects exist that were not discovered during today's visual inspection.

Implement the changes recommended in the GROUNDS & EXTERIOR sections of this report to help keep the basement drier.

You are reminded to obtain and maintain a wood destroying insect treatment warranty and to obtain annual wood destroying insect inspections. Wood destroying insects should be expected to infest or reinfest any home without any warning. If you do not obtain and maintain a treatment warranty with annual inspections you run a real risk of paying for a treatment in the future and sustaining damage to the structure. To help avoid wood destroying insect infestation keep wood debris, mulch and firewood away from the home, slope soil away from the home to provide drainage, remove any soil from contact with siding, keep trees and shrubs trimmed well away from the home.

ELECTRIC
Wires were improperly installed that are not secured to the structure, wires were improperly installed in contact with plumbing and heating pipes, wires were improperly installed in contact with heating equipment smoke pipes, open junction boxes exist, junction boxes with too many wires exist and ground wires are improperly secured to the sub panel enclosure without the required terminal strip. These conditions are fire and shock hazards that require immediate corrective actions.

Improperly wired (reversed polarity, ungrounded three prong, etc.) receptacles were found in the home. Corrective action by an electrical contractor is necessary in order to cure the existing unsafe condition and hazard.

As typical for a home of this age portions of an old type (knob and tube) wiring system MAY exist. Knobs and tubes are visible in the basement, ungrounded receptacles exist within the home. Check with your insurance agent to determine if this type wire will be an issue with your home owners insurance company, I have been told it is likely to be an issue. Prior to expiration of your inspection contingency it is necessary to have the condition of the wiring further evaluated by an electrical contractor to determine if it is still safe for use or if it should be replaced to lessen the risk of fire and shock. If any of the wiring is covered by insulation it MUST be replaced due to the elevated risk of fire.

There is no electric receptacle in the first floor powder room, installation of a GFCI protected receptacle is recommended in order to avoid electric shock. I could not locate or test the Jacuzzi to determine if the required and necessary GFCI protection exists. The GFCI's in the main and master bathroom did not trip when tested. Corrective actions are necessary to avoid electric shock.

Visible electrical modifications and changes exist that were improperly installed, additional latent defects are likely to exist. Prior to expiration of your inspection contingency it is necessary for you to contract for further evaluation by a state licensed electrical contractor to further investigate the scope of work required to correct all the above listed unsafe conditions and to determine if additional corrective actions are necessary. Changes and upgrades are necessary to make the home safe, as is replacement of all amateur electrical work. Permits and inspections should be obtained from the municipality.

HEATING & AIR CONDITIONING
From the ground it appears the required spacing between the chimney flue liners does not exist. It also appears the chimney bricks are cracked through. Cracked and loose bricks also exist within the fireplace fire box. There is a separation at the fireplace lintel. The fireplace lacks a modern smoke chamber type configuration, it may be too smoky to use. Prior to expiration of your inspection contingency, it is necessary for you to obtain further examination and analysis by a qualified, insured and reputable specialist, tradesman or service technician to define the scope & cost of the necessary corrective action because the above listed conditions may be hazardous and dangerous.

Only part of the home is serviced by the air conditioning system, it may not be very effective.

The home is heated by oil, an underground tank is on the property. Prior to expiration of your contingency period, make sure you have the tank tested and obtain insurance coverage to protect against tank leakage.

The air conditioning condenser is not level, it should be leveled in order to avoid premature failure. The air handler in the attic is dripping into the overflow pan, the interior drain may be clogged or damaged. The air conditioning system must be cleaned, adjusted, repaired and tested by a qualified person. The service person must be asked to provide certification it is operating effectively after the necessary corrective action has been taken, or perform the necessary replacement(s), prior to expiration of your inspection contingency.

The old steam boiler is beyond its statistical useful life. I can not predict when failure will occur, budget for near term replacement.

Although excluded from our contract insulation on the boiler and/or distribution piping is similar in appearance to materials known to contain asbestos. Although there is a very high probability the material is asbestos, it is simply not possible to visually determine if the material is asbestos with absolute certainty, laboratory analysis is necessary. If the insulation contains asbestos it was improperly removed by amateurs. Consultation with a licensed asbestos contractor is necessary prior to expiration of your inspection contingency to determine the proper course of action and to obtain an opinion as the necessity of air or bulk samples. Due to the age of construction, there may be other materials within the home that contain asbestos but are not identified by this inspection report. Asbestos fibers that get into the air represent a health hazard.

During the inspection I turned up the thermostat for the steam boiler. When the boiler turned on the smoke alarms went off due to a smoke condition. In order to avoid damaging the home or boiler I immediately shut the boiler off. I was not at all able to test the boiler or steam heating system. The boiler and heating system must be cleaned, adjusted, repaired and tested by a qualified person. The service person must be asked to provide certification it is operating effectively and safely after the necessary corrective action has been taken, or perform the necessary replacement(s), prior to expiration of your inspection contingency.

PLUMBING
The water heater is old, it is beyond its statistical useful life. I can not predict when failure will occur, budget for near term replacement.

I smelled gas in the area of the gas meter. I requested PSE&G be contacted. PSE&G responded and the service person indicated no leak exists. Because you also smelled gas it is necessary to have a PSE&G supervisor or plumbing contractor determine if a hazardous gas leak exists and to take the necessary corrective actions.

Access to the gas meter and entry piping has been improperly obstructed by a cabinet, alterations to the cabinet are necessary.

BATHROOMS
Installed finishes blocked access to the Jacuzzi motor and equipment, access must be provided for inspection, service and repair to determine if problems or hazards exist. Because the drain control was not operational I was not able to test the Jacuzzi to determine if it is operational or water tight. Make sure it is repaired and that you test it during your walk through.

The bathrooms have electric heaters, keep combustibles away from the heaters and leave the doors open during cold weather to avoid frozen pipes and damages.

The windows near the Jacuzzi is not tempered or safety glass, upgrade the windows in order to avoid injury.

See additional bathroom comments under the STRUCTURE section of this report

KITCHEN
No additional comments

INTERIOR
The existing smoke detectors are inadequate. At a minimum they must be upgraded to the satisfaction of the municipality. Although not required by law, I recommend the installation of at least one ceiling mounted smoke detector on every floor of the home, in the halls within ten feet of every bedroom and inside every bedroom. The additional smoke detectors will increase your chances of surviving a fire for a minimal cost.

Evidence of rodent activity was noted. Consult a pest control specialist to determine the scope and cost of the necessary clean up and corrective action.

The existing attic guardrails are inadequate or missing, cure these conditions to avoid injury. To avoid injury guardrails must be secure, at least 36" high and have vertical openings less than 4" wide. Horizontal members that child could climb are unsafe.