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1234 Main St.
Winterville, NC 28590
11/16/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name

1 - Inspection Details

In Attendance
Client, Seller, Both Buyer's and Seller's Agent
Occupancy
Occupied - with a normal amount of interior furnishings and storage
Type of Building
Single family residential
Year Built (From Online Resources)
1963
Weather Conditions
Clear, Hot & Humid
Temperature at the Time of Inspection
80 - 90 degrees
Ground Condition
Damp
Precipitation in the Last 48 HRS?
Yes
Orientation

For the sake of this inspection the front of the home will be considered as the portion pictured in the cover photo. References to the left of right of the home should be construed as standing in the front yard, viewing the front of the home. 


Overview

Professional Home Inspections strives to perform all inspections in substantial compliance with the Standards of Practice as set forth by the North Carolina Home Inspector Licensure Board (NCHILB)  (nchilb.com). As such, I inspect the readily accessible, visually observable, installed systems and components of the home as designated in these Standards of Practice. When systems or components designated in the Standards of Practice were present but were not inspected, the reason(s) the item was not inspected will be stated. This inspection is neither technically exhaustive or quantitative.

This report contains observations of those systems and components that, in my professional judgement, were not functioning properly, significantly deficient, or unsafe. All items in this report that were designated for repair, replacement, maintenance, or further evaluation should be investigated by qualified tradespeople within the clients contingency period or prior to closing, which is contract applicable, to determine a total cost of said repairs and to learn of any additional problems that may be present during these evaluations that were not visible during a "visual only" Home Inspection. 

This inspection will not reveal every concern or issue that may be present, but only those significant defects that were visible at the time of inspection. This inspection can not predict future conditions, or determine if latent or concealed defects are present. The statements made in this report reflect the conditions as existing at the time of Inspection only, and expire at the completion of the inspection. Weather conditions and other changes in conditions may reveal problems that were not present at the time of inspection; including roof leaks, or water infiltration into crawl spaces or basements. This report is only supplemental to the Sellers Disclosure and Pest (WDO) Inspection Report. Refer to the State of North Carolina Standards of Practice (linked to above), and the Inspection agreement regarding the scope and limitations of this inspection.

This inspection is NOT intended to be considered as a GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, REGARDING THE CONDITIONS OF THE PROPERTY, INCLUDING THE ITEMS AND SYSTEMS INSPECTED, AND IT SHOULD NOT BE RELIED ON AS SUCH. This inspection report should be used alongside the sellers disclosure, pest inspection (WDO) report, and quotes and advice from the tradespeople recommended in this report to gain a better understanding of the condition of the home. Some risk is always involved when purchasing a property and unexpected repairs should be anticipated, as this is unfortunately, a part of home ownership. One Year Home Warranties are sometimes provided by the sellers, and are highly recommended as they will cover future repairs on major items and components of the home. If a warranty is not being provided by the seller(s), your Realtor can advise you of companies who offer them. 


Notice to Third Parties

Notice to Third Parties: This report is the property of Big Pines Home & Property Services LLC and is Copyrighted as of 2019. The Client(s) and their Direct Real Estate Representative named herein have been named as licensee(s) of this document. This document is non-transferrable, in whole or in part, to any and all third-parties, including; subsequent buyers, sellers, and listing agents. Copying and pasting deficiencies to prepare the repair request is permitted. THE INFORMATION IN THIS REPORT SHALL NOT BE RELIED UPON BY ANY ONE OTHER THAN THE CLIENT NAMED HEREIN. This report is governed by an Inspection agreement that contained the scope of the inspection, including limitations, exclusions, and conditions of the copyright. Unauthorized recipients are advised to contact a qualified Home Inspector of their choosing to provide them with their own Inspection and Report.  


Items Not Inspected and Other Limitations

ITEMS NOT INSPECTED - There are items that are not inspected in a home inspection such as, but not limited to; fences and gates, pools and spas, outbuildings or any other detached structure, refrigerators, washers / dryers, storm doors and storm windows, screens, window AC units, central vacuum systems, water softeners, alarm and intercom systems, and any item that is not a permanent attached component of the home. Also drop ceiling tiles are not removed, as they are easily damaged, and this is a non-invasive inspection. Subterranean systems are also excluded, such as but not limited to: sewer lines, septic tanks, water delivery systems, and underground fuel storage tanks. 

Water and gas shut off valves are not operated under any circumstances. As well, any component or appliance that is unplugged or "shut off" is not turned on or connected for the sake of evaluation. I don't have knowledge of why a component may be shut down, and can't be liable for damages that may result from activating said components / appliances. 

Also not reported on are the causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; Calculate the strength, adequacy, design or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility. 

Lastly a home inspection does not address environmental concerns such as, but not limited to: Asbestos, lead, lead based paint, radon, mold, wood destroying organisms (termites, etc), cockroaches, rodents, pesticides, fungus, treated lumber, Chinese drywall, mercury, or carbon monoxide.


Recommended Contractors Information

CONTRACTORS / FURTHER EVALUATION: It is recommended that licensed professionals be used for repair issues as it relates to the comments in this report, and copies of receipts are kept for warranty purposes. The use of the term "Qualified Person" in this report relates to an individual, company, or contractor whom is either licensed or certified in the field of concern. If I recommend evaluation or repairs by contractors or other licensed professionals, it is possible that they will discover additional problems since they will be invasive with their evaluation and repairs. Any listed items in this report concerning areas reserved for such experts should not be construed as a detailed, comprehensive, and / or exhaustive list of problems, or areas of concern. 


CAUSES of DAMAGE / METHODS OF REPAIR: Any suggested causes of damage or defects, and methods of repair mentioned in this report are considered a professional courtesy to assist you in better understanding the condition of the home, and in my opinion only from the standpoint of a visual inspection, and should not be wholly relied upon. Contractors or other licensed professionals will have the final determination on the causes of damage/deficiencies, and the best methods of repairs, due to being invasive with their evaluation. Their evaluation will supersede the information found in this report.


Thermal Imaging Information

THERMAL IMAGING: An infrared camera may be used for specific areas or visual problems, and should not be viewed as a full thermal scan of the entire home. Additional services are available at additional costs and would be supplemented by an additional agreement/addendum. Temperature readings displayed on thermal images in this report are included as a courtesy and should not be wholly relied upon as a home inspection is qualitative, not quantitative. These values can vary +/- 4% or more of displayed readings, and these values will display surface temperatures when air temperature readings would actually need to be conducted on some items which is beyond the scope of a home inspection. If a full thermal scan of the home is desired, please reach out to me schedule this service. 


Other Notes - Important Info

INACCESSIBLE AREAS: In the report, there may be specific references to areas and items that were inaccessible or only partly accessible. I can make no representations regarding conditions that may be present in these areas but were concealed or inaccessible for review. With access and an opportunity for inspection, reportable conditions or hidden damage may be found in these areas.


COMPONENT LIFE EXPECTANCY - Components may be listed as having no deficiencies at the time of inspection, but may fail at any time due to their age or lack of maintenance, that couldn't be determined by the inspector. 


PHOTOGRAPHS: Several photos are included in your inspection report. These photos are for informational purposes only and do not attempt to show every instance or occurrence of a defect.


TYPOGRAPHICAL ERRORS: This report is proofread before sending it out, but typographical errors may be present. If any errors are noticed, please feel free to contact me for clarification.


Please acknowledge to me once you have completed reading the report. At that time I will be happy to answer any questions you may have, or provide clarification.


Detached Item(s) Present

Only items and components directly and permanently attached to the structure are inspected according to the NC Standards of Practice. And most of these items are only required to be reported on with their respected affect on the structure. This home may contain detached patios, stairs, retaining walls, outbuildings, decks, pools, fireplaces, etc. If comments are made with regard to these items, any comments should be viewed as a courtesy only, and not be construed as an all-inclusive listing of deficiencies. If any detached items or structures are of concern, evaluation of these items should be conducted by qualified individuals prior to the end of your inspection period.

Comment Key - Definitions

This report divides deficiencies into three categories; Major Defects (in red), Marginal Defects (in orange), and Minor Defects/Maintenance Items/FYI (colored in blue). Safety Hazards or concerns will be listed in the Red or Orange categories depending on their perceived danger, but should always be addressed ASAP. 

  • Major Defects - Items or components that may require a major expense to correct. Items categorized in this manner require further evaluation and repairs or replacement as needed by a Qualified Contractor prior to then end of your contingency period
  • Marginal Defects - Items or components that were found to include a deficiency. These items may have been functional at the time of inspection, but this functionality may be impaired, not ideal, or the defect may lead to further problems. Repairs or replacement is recommended to items categorized in this manner for optimal performance and/or to avoid future problems or adverse conditions that may occur due to the defect, prior to the end of your contingency period. Items categorized in this manner typically require repairs from a Handyman or Qualified Contractor and are not considered routine maintenance or DIY repairs. 
  • Minor Defects/Maintenance Items/FYI - Items or components that were found to be in need of recurring or basic general maintenance and/or may need minor repairs which may improve their functionality. Also included in this section are items that were at the end of their typical service life or beginning to show signs of wear, but were in the opinion of the inspector, still functional at the time of inspection. Major repairs or replacement should be anticipated, and planned for, on any items that are designated as being past, or at the end of their typical life. These repairs or replacement costs can sometimes represent a major expense; i.e. HVAC systems, Water Heaters, etc. 

These categorizations are in my professional judgement and based on what I observed at the time of inspection. This categorization should not be construed as to mean that items designated as "Minor defects" or "Marginal Defects" do not need repairs or replacement. The recommendations in each comment is more important than its categorization. Due to your perception, opinions, or personal experience you may feel defects belong in a different category, and you should feel free to consider the importance you believe they hold during your purchasing decision. Once again it's the "Recommendations" in the text of the comment pertaining to each defect that is paramount, not its categorical placement. 

2 - Grounds

Driveway and Walkway Condition: Driveway Material
Asphalt
Driveway and Walkway Condition: Sidewalk Material
Brick
Grading / Lot Drainage: Grading Types (All Present)
Flat Grading
Driveway and Walkway Condition: Driveway and Walkway Condition: Driveway Information

The driveways and walkways (if applicable) were inspected to determine their affect on the structure of the home and weather or not they function as intended only. I will also report on any visible deficiencies that may be present such as; cracking, displacement, or other damage. Any comments relating to damage to the concrete, asphalt, and/or masonry surfaces should be viewed as a courtesy and may not be an all-inclusive listing. No deficiencies were present at the time of inspection unless otherwise noted in this report.

Driveway and Walkway Condition: Driveway and Walkway Condition: Concrete Caulk Observed
Concrete caulk sealing observed on sidewalk, monitor cracks and repair as necessary.
Grading: Grading / Lot Drainage: Grading / Drainage Overview

The grading around the home was inspected to determine that it was designed to allow rainwater to adequately drain away from the structure. The soil is recommended to slope away from the home, with a 6 inch drop in elevation, in the first 10 feet away from the structure (5% grade). When the 5% grade can not be achieved, swales or drains should be used as needed to properly divert rainwater runoff. Any flat or low areas around the home should be backfilled and sloped away from the foundation, to prevent potential moisture infiltration into areas below grade. No reportable deficiencies were observed at the time of inspection unless otherwise noted in this report.

Grading: Grading / Lot Drainage: Grading / Drainage Limitations

The performance of lot drainage and the grading are limited to the conditions existing at the time of the inspection only. I cannot guarantee this performance as conditions constantly change. Heavy rain or other weather conditions may reveal issues that were not visible or foreseen at the time of inspection. Furthermore, items such as leakage in downspouts and gutter systems are impossible to detect during dry weather and can add moisture to the soil in the area around the foundation. The inspection of the grading and drainage performance in relation to moisture infiltration through foundation walls, therefore, is limited to the visible conditions at the time of inspection, and evidence of past problems. I recommend consulting with the sellers as to any previous moisture intrusion into the home, and / or ensuring that the Sellers disclosure has no mention of moisture infiltrating the structure.Grading /

Vegetation Observations: Vegetation Observations Information

Vegetation was inspected around the home to ensure that it had adequate clearance from the structure, and was not impacting the structure. No deficiencies were observed unless otherwise noted in this report.

Vegetation Observations: Vegetation Observations: Vegetation Maintenance
When landscaping, keep plants, even at full growth, at least a foot (preferably 18 inches) from house siding and windows. Keep trees away from foundation and roof. Plants in contact or proximity to home can provide pathways for wood destroying insects, as well as abrade and damage siding, screens and roofs.
Porches / Decks: Porches / Decks: Deck Information

The deck(s) were inspected looking for water related damage, construction related deficiencies, and safety hazards. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report.

Stairs & Handrail: Stairs: Stairs Information

The stairs were inspected by looking at their construction, attachment, risers and treads, applicable railings, etc. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

Porch / Deck Roof Condition: Porch/Deck Roof: Porch/Deck Roof Information

Visible portions of porch/deck roofs were inspected looking for any significant defects, leaks, etc. No deficiencies were present at the time of inspection unless otherwise noted in this report.

Porch / Deck Roof Condition: Porch Roofing
Could not Determine
Exterior Faucet Condition: Exterior Faucet Location
Rear of home
Exterior Faucet Condition: Exterior Faucet(s): Information

The exterior faucets were inspected by testing their operation (if weather permitted), looking for leaks, their attachment to the home, presence of anti-siphon, etc. No deficiencies were observed unless otherwise noted in this report.

Patio: Patio: Patio Information

The patio(s) were inspected looking for water related damage, construction related deficiencies, and safety hazards. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report.

In accordance with the North Carolina Standards of Practice the home inspector shall observe: Exterior electrical receptacles and the presence of GFCI protection (GFCI protection was not required prior to 1975, but upgrading is recommended for safety). Decks, balconies, stoops, steps, areaways, porches and applicable railings that are directly attached to the structure. Vegetation, grading and drainage of grounds, driveways, patios, walkways, and retaining walls will be inspected with respect to their effect on the condition of the structure.
The home inspector is not required to inspect: Storm windows, storm doors, screening, shutters and awnings, fences or gates, for the presence of safety glazing in doors or windows, geological conditions, soil conditions, recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, ad other exercise, entertainment, or athletic facilities), except as otherwise required, detached buildings or structures, or for the presence or condition of buried fuel storage tanks.  The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

Credit
Comment
2.1.1 - Driveway and Walkway Condition

Uneven Sidewalk

Uneven sidewalk observed at the rear of the house. This is a potential tripping hazard. Inspector recommends repair of the sidewalk be completed by qualified professionals.

Contractor Qualified Professional
Credit
Comment
2.1.2 - Driveway and Walkway Condition

Re-seal Asphalt Driveway

Asphalt pavement is in need of typical minor repairs and maintenance. Several larger cracks and potholes need repair, then the asphalt should be seal-coated. Repairs should be performed by a qualified paving contractor.

House front Driveway Contractor
Credit
Comment
2.1.3 - Driveway and Walkway Condition

Differential Settling of Concrete Driveway

Uneven slabs observed at the driveway. Differential settling of concrete to this degree (>1") is a tripping hazard. Inspector recommends repairs be completed by a qualified contractor.

Gardening shovel tool shape Concrete Contractor
Credit
Comment
2.3.1 - Vegetation Observations

VEGETATION / EXTERIOR CONTACT

Vegetation (bushes, etc.) is in contact with the exterior of the house. This is condition is conducive to decay and termite infestation, and limits inspection. Vegetation needs to be trimmed back away from the house.
Yard scissors Landscaping Contractor
Credit
Comment
2.3.2 - Vegetation Observations

BRANCHES AT EYE LEVEL

Tree branches are at eye level and a potential injury hazard. Tree canopy should be raised by a qualified professional.
Yard scissors Tree Service
Credit
Comment
2.3.3 - Vegetation Observations

TREES CLOSE TO ROOF

Tree limbs within 10 feet of roof should be trimmed away to provide air and sunlight to roof, while minimizing debris & dampness.
Yard scissors Tree Service
Credit
Comment
2.5.1 - Stairs & Handrail

LOOSE RAILINGS

Unstable railings are present and are a safety concern. Inspector recommends repair or replacement of handrail be completed by a qualified professional.

Contractor Qualified Professional
Credit
Comment
2.5.2 - Stairs & Handrail

ERODED STEP BRICK MORTAR

Mortar is eroded or deteriorated at steps/stoops. Bricks remain functional. Renew mortar to avoid loosening and failure of bricks. Inspector recommends consulting with a qualified masonry contractor to perform repairs.

Contractor Qualified Professional
Credit
Comment
2.6.1 - Porch / Deck Roof Condition

Porch Ceiling Panel Gaps

Porch ceiling panels show slight gaps. Panels remain functional however, this can be a pest/insect entry point. Monitor and re-secure as necessary to eliminate gaps.

Contractor Qualified Professional
Credit
Comment
2.8.1 - Patio

Several Grade Changes

Patio has multiple grade/level changes. This is a safety and tripping hazard especially to unsuspecting children who may be running/playing or to an unknowing adult at night. Inspector recommends patio be repaired/redesigned by a qualified professional to eliminate differential grade changes.

Gardening shovel tool shape Concrete Contractor
Credit
Comment
2.8.2 - Patio

ROOT DAMAGE TO PATIO

Uneven patio observed at the rear of the house due to overgrown tree roots. This is a potential tripping hazard. Inspector recommends removal of the tree roots and repair of the sidewalk be completed by qualified professionals.

Contractor Qualified Professional

3 - Roof

Inspection Method
Roof was mounted for inspection
Roof Material
3-Tab Composite Shingles
Vents / Protrusions: Vent Type(s)
Chimney, Plumbing Stack Vent(s)
Roof Views: Roof Views
Roof Views: Roof Limitations

The inspection of the roof and its covering material is limited to the conditions on the day of the inspection only. The roof covering material, visible portions of the roof structure from within the attic (if applicable), and interior ceilings, were inspected looking for indications of current or past leaks. Future conditions and inclement weather may reveal leaks that were not present at the time of inspection. Any deficiencies noted in this report with the roof covering or indications of past or present leaks should be evaluated and repaired as needed by a licensed roofing contractor.

Roof Views: Three-Tab Shingles

The roof was comprised of 3-tab shingles. The shingle itself is easily distinguishable by its 3 distinct rectangular sections and have only 1 shingle tab size and shape. The three-tab shingle is the most basic asphalt shingle available and is composed of one flat layer and does not have a dimensional look to them. These are more simple, are made up of less material and weigh less than architectural shingles. Since, 3-tab shingles are less thick than architectural shingles they almost always have a shorter year guarantee. Because of this 3-tab shingle roofs need to be replaced sooner than architectural shingle roofs. The three-tab shingle is the most basic asphalt shingle available and cost less than architectural shingles. Three-tab shingles are still preferred among residential rental properties and lower value homes where the initial higher cost can not be met for architectural shingles . Three tab shingles generally come with a maximum 25 year warranty. However, there are a few brands out there that sell a 30 year 3-tab shingle. These warranties are manufacturer warranties and each manufacturers warranty differs. To better understand your shingle roofs manufacturers warranty contact the shingle manufacturer or a well recommended roofing contractor. 

Due to the many variables which affect the lifespan of roof covering materials, I do not estimate the remaining service life of any roof coverings. This is in accordance with all industry inspection Standards of Practice.The following factors affect the lifespan of roof covering materials:

  • Roofing material quality: Higher quality materials, will of course, last longer.
  • Number of layers: Shingles installed over existing shingles will have a shorter lifespan.
  • Structure orientation: Southern facing roofs will have shorter lifespans.
  • Pitch of the roof: Shingles will age faster on a lower pitched roof in comparison with higher pitches.
  • Climate: Wind, rain, and snow will impact the lifespan of the roof.
  • Color: Shingles that are darker in color will have a shorter lifespan, than lighter colored shingles.
  • Attic Ventilation: Poorly vented attic spaces will decrease shingle life due to heat.
  • Vegetation conditions: Overhanging trees, branches, contacting the roof, or leaf cover drastically shorten lifespan.

Asphalt shingles must be installed to manufacturers' recommendations, for the warranty coverage to be upheld. These installation requirements vary widely from manufacturer to manufacturer, and across the multitude of different shingle styles manufactured. I will inspect the roof to the best of my ability, but confirming proper fastening, use and adequacy of underlayment, and adequacy of flashing is impossible as these items are not visible, Damaging and invasive means would have to be carried out to confirm proper installation. Therefore, the inspection of the roof is limited to visual portions only. 

Roof Surface Condition: Roof Surface Condition: Shingles Information

The shingles were inspected at visible portions for excessive granule loss, signs of curling or delamination, loss of adhesion between the shingles, and any other signs of damage or excessive age. The shingles appeared to be in satisfactory condition, allowing for normal wear and tear, at the time of inspection. No deficiencies were observed unless otherwise noted in this report.

Roof Surface Condition: Roof Surface Condition: Roof Maintenance

Roof design has many peaks and valleys; keep roof cleared of debris to extend life of roof.

Vent / Protrusions: Vents / Protrusions: Vents Information

The plumbing stack vents, their related rain boots, and other roof penetrations were inspected by looking at their clearance, the integrity of their boots, for proper installation, or any significant defects. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Flashings: Flashings: Flashing Information

Visible portions of the flashings were inspected looking for installation related deficiencies or damage (drip edge, sidewall, headwall, counter, etc - if applicable). Typically most areas of flashings are not visible as they are covered by the roof covering material, and therefore functionality has to be determined by looking for moisture intrusion on the sheathing in the attic, or ceilings where the flashing was presumed to be in place. No deficiencies were observed at visible portions, at the time of inspection, unless otherwise noted in this report.

Gutters / Downspouts: Gutters / Downspouts: Downspouts Information

The downspouts were inspected to ensure they were diverting rainwater away from the foundation walls. Testing for blockages in downspouts or drainpipes is beyond the scope of a home inspection, as is locating their termination point. No deficiencies were present at visible portions at the time of inspection, unless otherwise noted in this report.

Gutters / Downspouts: Gutters / Downspouts: Gutters Information

The gutters were inspected looking for proper securement, debris in the channel, standing water, damage, etc. Leaking gutters can not be diagnosed if an active rain was not occurring at the time of inspection, and if leaks are noticed after taking ownership of the home, sealing may be needed at seams or endcaps. No deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Gutters / Downspouts: Gutters / Downspouts: Recommend Maintaining Gutters

It is recommended to periodically clean debris from the guttering channels to prevent downspouts from clogging. Clogs in downspouts can allow the gutters to overflow; damaging roof sheathing, fascia boards, and saturating grounds at the foundation.

Masonry Chimney: Masonry Chimney: Masonry Chimney General Information

The masonry chimney was visually examined looking for their effect on the structure of the home, proper chimney crown installation and overall condition of masonry.  A fire was not started. No comment can be made on the efficiency or operation of either. Most chimneys cannot be fully inspected as part of a home inspection. The interiors of flues and chimneys cannot be fully observed from the fireplace or roof. If you desire further analysis of the interior parts of the chimney contact a guild-certified chimney sweep for video-camera inspection. No deficiencies were present at the time of inspection unless otherwise noted in this report. 

In accordance with the North Carolina Standards of Practice the home inspector shall observe: The roof covering, roof drainage systems, visible flashings, skylights, chimneys, and roof penetrations; and report on signs of leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials, and Report on the method used to observe the roofing.
The home inspector is not required to: Walk on the roofing (although every safe attempt to do so, will be taken), report on the age or remaining life of the roof covering, move leaves, snow, or other items on the surface that may block visual accessibility, or observe attached accessories including but not limited to solar systems, antennae, satellite dishes and lightning arrestors. No claims will be made as to remaining roof material life expectancy, and no guarantee or warranty should be expected from comments or observations. The sellers or the occupants of a residence will generally have the most relevant knowledge of the roof and of its history. Therefore, I recommend that you consult with the sellers about the age of the roof covering, and that you either include comprehensive roof coverage in your home insurance policy, or that you obtain a roof certification from an established local roofing company.

Credit
Comment
3.2.1 - Roof Surface Condition

Concave Ride Cap

One or more ridge cap shingles are damaged or improperly installed such that they are concave, i.e. they do not slope to shed water. This is conducive to leakage. Repairs should be performed by a qualified roofing contractor. 

Roof Roofing Professional
Credit
Comment
3.2.2 - Roof Surface Condition

Torn Shingle(s)

One or more shingles are damaged/torn. This condition is conducive to leakage. Shingles repairs should be performed by a qualified roofing contractor

Roof Roofing Professional
Credit
Comment
3.2.3 - Roof Surface Condition

ROOF SURFACE HAD "GIVE" IN AREAS

The roof surface (decking) had "give" or lateral movement present in areas when walked on. No deficiencies were observed at visible portions of the attic that may have contributed to this. Typically this is associated with the spacing of the roof framing components, thickness of the decking, lack of "H" clips, etc. If a concern, evaluation is recommended by a roofing contractor to determine the cause.

Roof Roofing Professional
Credit
Comment
3.4.1 - Flashings

Kickout Needed

Flashing is inadequate at a roof eave, which can allow water to get behind the abutting siding, which can cause damage. A type of flashing known as "kickout" flashing should be installed by a qualified roofing contractor. 

Roof Roofing Professional
Credit
Comment
3.4.2 - Flashings

Separated Chimney Flashing

Chimney flashing has separated from the chimney, leaving gaps open to water penetration.  Roofing contractor should seal, repair, or replace flashing as needed to prevent leakage.

Roof Roofing Professional
Credit
Comment
3.5.1 - Gutters / Downspouts

Gutters Full

The gutters are full of debris, to the point that they are not functional (i.e. beyond routine periodic maintenance). Lack of maintenance can cause water to get behind the gutters and cause damage, and is conducive to crawl space or basement water penetration. Gutters need to be cleaned to restore function.
Contractor Qualified Professional
Credit
Comment
3.5.2 - Gutters / Downspouts

Downspouts Discharge at Foundation

One or more downspouts deposit runoff directly outside the foundation. Modern building practices recommend downspout extensions discharge water 5' away from the foundation to eliminate possible errosion, damage to siding and eliminate moisture being held against the building envelope. Repairs should be made by a qualified professional.
Contractor Qualified Professional
Credit
Comment
3.5.3 - Gutters / Downspouts

Damaged Gutters
Front Right Corner

One or more sections of gutter are damaged or deteriorated, such that function is impaired. This condition is conducive to water penetration and resultant damage. Repairs should be performed by a qualified contractor. 

Gutter cleaning icon Gutter Contractor
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Comment
3.5.4 - Gutters / Downspouts

UNCONVENTIONAL SEALANT

Spray foam sealant was observed in a gutter. This is not a common material used to seal gutter/roof penetrations. Inspector recommends consulting with homeowner as to why this was added.

Contractor Qualified Professional
Credit
Comment
3.5.5 - Gutters / Downspouts

Discharge on Sidewalk

Downspout drains onto sidewalk / driveway. Recommend exploring ways to divert water away from this area, or at the very least, recognize this as a potential ice hazard; use ice melt products and exercise caution.
Tools Handyman/DIY
Credit
Comment
3.6.1 - Masonry Chimney

Deteriorated Chimney Crown

The mortar crown on the top of the chimney is deteriorated to the degree that it cannot perform its function of shedding water to protect the masonry from water damage. A qualified contractor should renew crown or replace with full-coverage venting-type metal chimney cap.
Fireplace Chimney Repair Contractor
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Comment
3.6.2 - Masonry Chimney

Unconventional Rain Cap

The chimneys flues are missing appropriate rain cap(s). This is a potential point of water entry and can lead to deteriorating brickwork. Inspector recommends having rain caps installed by a qualified individual.

Contractor Qualified Professional
Credit
Comment
3.6.3 - Masonry Chimney

Mortar Maintenance

Mortar is eroded or deteriorated at the chimney stack. Bricks appear to remain functional. Renew mortar to avoid loosening and failure of bricks. Inspector recommends repairs be made by a qualified contractor.
Fireplace Chimney Repair Contractor
Credit
Comment
3.6.4 - Masonry Chimney

Chimney Evaluation

Chimney masonry above the roofline is deteriorated, subject to leakage into the shell of the chimney and to the attic, both of which can cause damage over time.  Mortar between bricks needs to be restored, and the mortar crown on the top of the chimney needs to be reworked, or replaced with a venting type metal cap that protects the entire top of the chimney.  Due to the age of the home and current condition we recommend a full evaluation of both masonry chimneys by a chimney restoration contractor.

Fireplace Chimney Repair Contractor

4 - Exterior

Walls / Cladding: Siding Material
Vinyl, Brick Veneer
Window Exteriors: Window Materials
Vinyl
Overhangs / Soffit / Fascia: Soffit & Fascia Material
Vinyl Soffit
Exterior Doors: Door Material(s)
Wood, Steel
Exterior Views: Exterior View(s)
Walls / Cladding: Representative Number Inspected

The State of North Carolina Standards of Practice states that a representative sample of exterior components shall be inspected on each side of the home when multiple pieces make up an item or component (i.e. cladding, windows, overhangs, etc.). I try to ensure that all portions are inspected but height from the ground, vegetation, or other factors may prevent full accessibility or visibility of some items. 

Walls / Cladding: Probing of Wood

The NC Standards of Practice requires any areas of wooden trim, siding, or other wood components to be probed if water damage (wood rot) was suspected. Any photos of a screwdriver stuck into wood represents water damage/wood rot to some extent. Hidden damage is always a possibility at these areas.These areas of damage will require further evaluation to determine the extent of the damage, along with repairs made as deemed necessary by a qualified contractor.

Walls / Cladding: Walls / Cladding: Wall and Cladding Information

The walls and wall cladding were inspected looking for significant damage, presence of proper flashings, and potential water entry points, etc. No reportable deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Window Condition: Window Exteriors: Windows Information

The exterior components of the windows (trim, flashing, etc.) were inspected looking for damage, lack of proper flashing, clearance from grade, etc. No reportable deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Overhangs / Soffits / Fascia: Overhangs / Soffit / Fascia: Soffit / Fascia Information

The soffit and fascia was inspected at visible portions looking for any water damage or other significant defects. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report.

Exterior Doors: Exterior Doors: Doors Information

All exterior doors were inspected by looking for damage, lack of proper flashing, deficiencies with their operation, etc. No reportable deficiencies were present at the time of inspection unless otherwise noted in this report. 

Exterior Doors: Exterior Doors: Handleset Information

Handlesets (deadbolts & door handles) are not inspected for their functionality with keys, as replacement or re-keying of any deadbolts and handles is recommended due to not knowing who may possess keys to the home. Therefore deadbolts and handles will be reported on with respect to the misalignment of the door only, preventing them from latching or locking properly.

In accordance with the State of North Carolina Standards of Practice the home inspector shall observe from ground level: - Wall cladding, flashings, and trim; entryway doors and a representative number of windows; eaves, soffits, and fascias. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; and probe exterior wood components where deterioration or damage is suspected.
The home inspector is not required to observe: Storm windows, storm doors, screening / screens, shutters, awnings, and similar seasonal accessories; Presence of safety glazing in doors and windows; Detached buildings or structures; or the Presence or condition of buried fuel storage tanks, water tanks, or septic tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

Credit
Comment
4.5.1 - Exterior Doors

Double Cylinder Dead Bolt

Emergency Egress Concern. Exterior door(s) have a double cylinder dead bolt lock installed. Modern building practices do not permit any lock or device that requires use of a key, tool, or any special knowledge or effort to open the egress door. Inspector recommends installation of a thumb-lock deadbolt be completed by a qualified professional.
Contractor Qualified Professional
Credit
Comment
4.5.2 - Exterior Doors

Damaged Weather Stripping

Replace torn/damaged/missing/deteriorated weather stripping at the sunroom and carport doors. Weather stripping should be on all doors separating heated and non heated areas. Inadequate weather-stripping reduces energy efficiency. Inspector recommends a qualified individual replace weather stripping.
Contractor Qualified Professional

5 - Kitchen

Oven / Range Energy Source
Electric
Exhaust Fan: Fan Type
Range Hood
Kitchen View: Kitchen View
Cabinets / Countertop: Cabinets, Countertops: Countertop/Cabinets Information

The cabinets and countertops were inspected looking for significant damage and by testing a representative number of doors and drawers evaluating their operation. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Sinks: Sink(s): Kitchen Sink Information

The kitchen sink was inspected by operating the faucet valves and faucet looking for any leaks or signs of significant deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Sinks: Spray Wand: Spray Wand Information

The spray wand, whether standalone or attached to the faucet, was operated looking for proper flow and to ensure no leaks were present. No deficiencies were present at the time of inspection unless otherwise noted in this report.

Sinks: Visible Plumbing: Plumbing Information

The supply and drain pipes were inspected looking for leaks, improper installation, and other deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Dishwasher: Dishwasher : Dishwasher Information

The dishwasher was operated by running a wash cycle, and was functional at the time of inspection. No leaks or water was present at the base of the unit at the completion of the cycle. The unit's efficiency of cleaning dishes is not tested for. No deficiencies were observed with the unit unless otherwise noted in this report.

Range / Oven: Oven/Range: Heating Elements Information

All of the heating elements on the range were turned to "High", and were functional at the time of inspection. No indications of deficiencies were observed unless otherwise noted in this report.

Range / Oven: Oven / Range: Oven Not Tested Stored Items

Oven was not tested during inspection due to homeowner storage

Range / Oven: Oven / Range: Burner(s) Not Tested

One or more burners were not tested due to items placed on burners. 

Exhaust / Range Hood: Exhaust Fan: Satisfactory Condition

The exhaust fan was operated. No deficiencies were observed at the time of inspection, unless otherwise noted in this report.

Built In Microwave: Microwave: Microwave Information

The microwave was tested by running on "Cook" mode for 30 seconds, and was functional at the time of inspection. The efficiency of the unit or other functions are not tested for. No reportable conditions were present unless otherwise noted in this report.

In accordance with the North Caroliana Standards of Practice the inspector will examine and report on the condition and operation of the dishwasher through an entire cycle, the range by testing heating elements and the oven, the mounted microwave by starting a warm-up cycle, test the hot/cold water supply at the fixture, look for leaks in the plumbing and fixtures/faucet, examine counters, walls, ceilings, floors, a representative number of cabinets, windows, doors, and the presence of GFCI receptacles and their operation, if applicable. Homes built prior to 1987 were not required to have GFCI receptacles in the kitchen, but upgrading is recommended for safety.
The home inspector is not required to report on: Clocks, timers, self-cleaning oven functions, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

Credit
Comment
5.3.1 - Sinks

Loose Fixture

Kitchen faucet is loose. Loose components are subject to movement that can eventually loosen pipe connections and result in leakage. Repair by qualified professional is recommended.

Contractor Qualified Professional
Credit
Comment
5.4.1 - Dishwasher

Dishwasher Drain Loop

The dishwasher drain hose must be installed such that it is looped up above the bottom of the sink (to prevent dirty water from being siphoned back into the system) and does not have any low spots that would collect debris and cause it to clog. This has not been done, but is easily accomplished. Repairs should be made by a qualified technician.

Wrenches Handyman

6 - Bathroom(s)

General: Ventilation: Ventilation Sources
Ventilation Fan(s), Window(s)
General: Bathroom View(s)
General: Shower Pan Limitations

Shower pans are not tested for leaks as this would be a technically exhaustive test. The only way to test shower pans for leaks is to block off the drain and fill the shower pan with 1-2" of water, looking for leaks on drywall or framing below, which would cause damage to the home. Therefore the shower is operated as normal and the areas under the bathroom are examined for indications of leaks. These pans are known to leak and can potentially be a major expense to correct. A licensed plumber should be consulted if more invasive testing is desired.

General: Tub and Sink Overflow Limitations

Tub and sink overflows are not tested for functionality due to the very high likelihood the gaskets will leak. Care should be exercised in filling tubs to not allow water into the overflow. While they will likely drain away the bulk of water, some amount of leaking should be anticipated. As an improvement, a licensed plumber could check the gaskets and make repairs deemed necessary. Again, it should be assumed these overflows will not be water tight.


General: Tub & Shower Drain Information

Water was ran through the drains of tubs and showers for an extended period of time, and the areas under these drains (if applicable) were then inspected with thermal imaging looking for indications of leaks. No leaks were observed at the time of inspection unless otherwise noted in this report. 

What I can't replicate is the affects of weight applied to these drains. When showering or bathing the forces from weight can put strain on gaskets or joints on the drain pipes that can possibly result in leaking, this can be even more likely if the home has been vacant for an extended period of time. 

Cabinets, Countertops: Cabinets, Countertops: Cabinet & Countertop Information

The cabinets and countertops were inspected by looking for significant defects. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

Ventilation: Ventilation: Ventilation Information

The bathroom ventilation is reported on by its source; windows or ventilation fans are acceptable forms of ventilation for bathrooms containing a tub and/or shower. If fans are present they will be tested by operating the switch and listening for proper air flow. Although windows in a bathroom can substitute for a fan, a fan is still recommended due to not utilizing windows in colder winter months. No deficiencies were observed with the ventilation at the time of inspection unless otherwise noted in this report.

Sink(s): Sink(s): Sinks Information

The sink(s) were inspected by operating the faucet water valves and checking for proper flow and drainage, looking for leaks, operating pop-ups, etc. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Visible Plumbing: Visible Plumbing: Visible Plumbing Information

The visible portions of the sink plumbing was inspected by running water through the drain pipe for over one minute and looking for leaks from the drain pipe / trap assembly, water supply lines, and areas underneath of the sink area (ceiling below/basement/crawl space). Other significant defects are also looked for with the plumbing. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Shower(s): Shower(s): Showers Information

The shower(s) were inspected by operating the water valve(s) and ensuring proper flow and drainage was present, looking for leaks, and/or any significant defects. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Shower(s): Close Fixtures

Shower fixtures are close and need coordination to operate. This is informational only and does not require repair but may be an inconvenience. Repair or replace as needed

Shower Wall(s): Shower Walls: Shower Wall Infornation

The shower walls were inspected looking for any significant damage or areas that could allow for water infiltration behind the walls. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Bathtub(s): Bathtub(s): Bathtub(s) Information

The bathtub(s) were inspected by operating the faucet valves checking for proper flow and drainage and looking for leaks and/or any cracks or damage to the tub itself. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

Toilet(s): Toilet(s): Toilet(s) Information

The toilets were inspected by flushing them to ensure they were flushing adequately and to determine no leaks were present at the water supply line or tank location. Toilets will also be checked for an adequate connection at the floor. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

In accordance with the North Carolina Standards of Practice the inspector will examine and report the condition of the: sinks, showers, tubs, enclosures, toilets, exposed plumbing, presence of leaks from plumbing, fixtures, and/or faucets. As well as the walls, floors, ceilings, a representative number of windows and doors, heating/cooling source, ventilation, and presence of GFCI protection, if applicable. GFCI protection in bathrooms was not required in homes built prior to 1975; but upgrading is recommended for safety.
The home inspector is not required to: Operate any valve except water closet flush valves, fixture faucets, and hose faucets; or Inspect the system for proper sizing, design, or use of proper materials.

Credit
Comment
6.7.1 - Shower(s)

Loose Fixture

Plumbing fixture is loose. Loose components are subject to movement that can eventually loosen pipe connections and result in leakage. Repair by qualified professional is recommended.

Contractor Qualified Professional
Credit
Comment
6.8.1 - Shower Wall(s)

Deteriorated Grout

Grout between tiles and/or caulk where tiles meet another surface is missing or deteriorated. To prevent water from getting behind the surfaces and causing damage, all deteriorated grout and caulk should be renewed by a qualified professional.

Contractor Qualified Professional

7 - Interior Areas

CO Detectors: CO Alarms Present at all Recommended Locations?
Missing in Sleeping Areas
Smoke Alarms / Detectors: Smoke Alarms Present at All Required Locations
Missing in Sleeping Areas, Missing Outside Sleeping Areas
Ceiling Condition: Moisture Stains Present on Ceilings
No
Windows / Window Type
Double hung, Insulated/Thermal
Room View(s): Room Views
Smoke & CO Detectors: Smoke Alarms / Detectors: Smoke Alarms Information

Smoke alarms are recommended for each sleeping room and (1) outside of each sleeping room(s), and one per level including habitable attics and basements. I recommend testing the smoke alarms before spending your first night in the home, and monthly thereafter. Several other recommendations relating to smoke alarms and fire safety are recommended by the NFPA, and can be found here: 

 http://www.nfpa.org

Window Condition: Windows: Window Information

The windows were inspected by operating a representative number (I will try and operate every window in the home, but personal belongings may block accessibility to some). Their operation was tested, along with looking for damage, broken glass, or failed sash springs. The Standards of Practice for the state of NC do not require to report on the failure of hermetic seals however, if the condition is present I will document this.  Reporting of failed seals shall be taken as a courtesy as some windows may or may not be accessible. No reportable deficiencies were present unless otherwise noted in this report.

Closets: Closets: Closet Information

The closets were inspected by testing the operation of their doors and looking for significant defects. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report.

Interior Doors: Interior Doors: Interiors Doors Information

A representative number of interior doors were inspected by operating them ensuring that they opened and closed properly, as well as latched properly without binding on jambs or the floor. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Door Bell: Doorbell: Doorbell Information

The doorbell was tested by depressing the button and listening for a chime. No indications of deficiencies were observed at the time of inspection unless otherwise noted in this report.

Surfaces: Surfaces - Overall: Surfaces Information

Visible portions of the interior wall, floor, and ceiling surfaces were inspected looking for indications of moisture intrusion, settlement, or other significant defects. Cosmetic and minor deficiencies are not typically reported on, but may be noted while looking for significant defects, any listing of these items should not be construed as an all-inclusive listing. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Surfaces: Surfaces - Overall: Cosmetic Deficiencies

Cosmetic deficiencies were present and are typically not reported on. If these cosmetic deficiencies are a concern, evaluation and repairs as needed should be conducted by qualified trades people.

Surfaces: Wall Condition: Walls Information

Visible portions of the interior walls were inspected looking for signs of moisture infiltration, settlement cracking, significant damage, or other significant deficiencies. No reportable deficiencies were observed at the time of inspection unless otherwise noted in this report.

Surfaces: Ceiling Condition: Ceilings Information

The ceilings throughout the home were inspected looking for moisture intrusion/staining due to roof leaks or leaking plumbing pipes. Settlement cracks, and significant defects were also inspected for. No reportable conditions or moisture stains were visibly present at the time of inspection unless otherwise noted in this report.

Surfaces: Ceiling Condition: No Moisture Stains Present

Moisture stains were inspected for on the ceilings throughout the home, and no moisture stains were present on the ceilings at the time of inspection. 

Surfaces: Floor Condition: Floors Information

Visible portions of the floors throughout the home were inspected looking for significant floor deficiencies. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report.

Surfaces: Floor Condition: Sloping Floors

The interior floors were sloped or uneven in some areas. Individual perception and sensitivity to floor sloping varies greatly. If a concern I recommend further evaluation by a contractor.

In accordance with the North Carolina Standards of Practice the home inspector shall observe: walls, ceilings, and floors; steps, stairways, balconies, and railings; counters and a representative number of installed cabinets; and a representative number of doors and windows; fireplaces by examining the firebox, operating the damper, and reporting on the presence of a gas shut off valve. The home inspector shall: Operate a representative number of receptacles, switches, windows, and interior doors; and report on signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.
The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting, tile; or Draperies, blinds, or other window treatments. Gas fireplaces are not tested for functionality, and the pilot light will not be lit if it's off at the time of inspection. An evaluation by a gas company is recommended before using any gas appliances in the home.

Credit
Comment
7.2.1 - Smoke & CO Detectors

SMOKE ALARMS NOT PRESENT AT ALL RECOMMENDED LOCATIONS

Smoke alarms were not present at all required locations (referenced above). The installation of smoke detectors is recommended to be installed at all recommended locations for fire safety. Dual sensor alarms incorporating both an ionization sensing chamber and photoelectric eyes are recommended.

Tools Handyman/DIY
Credit
Comment
7.3.1 - Window Condition

Window(s) In-Op

One or more interior window(s) do not open/close and/or latch properly. This is both a security and energy efficiency issue. A qualified professional should repair/adjust as needed for proper operation.

Window Window Repair and Installation Contractor
Credit
Comment
7.6.1 - Interior Doors

Latch Adjustment

The majority of interior doors do not latch and/or close properly in their jams. This is a cosmetic and inconvenience issue. Some doors may need striker plate adjustment and or planing to fit properly. Evaluate and repair as necessary.

Contractor Qualified Professional

8 - Laundry

Dryer Energy Source
Electric
Laundry View
Cabinets: Cabinets : Satisfactory

No reportable deficiencies were observed with the cabinets at the time of inspection.

Counters: Countertop: Satisfactory

No deficiencies were observed with the countertops at the time of inspection.

Visible Plumbing: Visible Plumbing: Plumbing Information - Washer Present

The washing machine water supply valves were operated and no deficiencies were present at the time of inspection unless otherwise noted in this report. The standpipe (washer drain line) was not tested for leaks as a washing machine would need to be operated to discharge water into the drain. The functionality of the drain is excluded from this inspection.

Visible Plumbing: Visible Plumbing

The visible portions of the sink plumbing was inspected by running water through the drain pipe for over one minute and looking for leaks from the drain pipe / trap assembly, water supply lines, and areas underneath of the sink area (ceiling below/basement/crawl space). Other significant defects are also looked for with the plumbing. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Dryer Vent: Dryer Vent: Dryer Vent Information

The dryer vent was inspected to ensure it terminated to the exterior of the home and that no damage was present at visible portions. No deficiencies were observed with the dryer vent at visible portions unless otherwise noted in this report.

Wash Basin: Wash Basin: Wash Basin Information

The wash basin was inspected by operating the faucet and faucet valves looking for deficiencies or leaks. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

In accordance with the State of North Carolina Standards of Practice the inspector will examine and report on the condition of: the exposed plumbing; GFCI receptacles, dryer vent condition and termination, as well as the walls, floors, ceilings, doors, cabinets, counters, and windows, if applicable.
The inspector is not required to: Inspect or move washers and dryers, operate water valves where the flow end of the faucet is connected to an appliance, Inspect the plumbing for proper sizing, design, or use of proper materials.

Credit
Comment
8.4.1 - Dryer Vent

Flexible Dryer Vent

The dryer vent is unsafe: flexible vinyl duct has been used, and it sags and is not run as straight as practical to the exterior.  Over time this can result in a clogged dryer vent, which can cause overheating of the dryer. This is a common cause of house fires. Recommendation: qualified contractor should replace this ductwork with solid metal duct installed in accordance with modern safety practice.

Contractor Qualified Professional

9 - Garage

Overhead Door(s) Type
Two Automatic
Overhead Door(s) Operator Type
Chain Driven
Garage Door Opener(s): Opener Button Proper Height
No (within 60" of standing surface)
Walls: Walls Material
Brick
Ceiling / Framing: Ceiling Material
Paneling
Garage Area to Living Space Separation Information

Current building standards for homes require "garage to living space separation". This separation helps to slow a garage oriented fire and to help prevent CO gases from entering living areas. This is achieved by the installation of a steel or solid wood door between the garage and living areas measuring no less than 1 3/8" thick, or a 20 minute fire rated door. The walls require the installation of 1/2" drywall, and the installation of 5/8" Type X drywall on the ceiling (if living areas are overhead). No protrusions should be present on the walls and/or ceiling in the area unless properly sealed with an approved sealant. These upgrades are recommended for safety if not present, and a qualified contractor can be consulted for more information. 

Overhead Door Condition: Garage Door(s): Garage Door Information

The garage door(s) were tested by operating the wall mounted transmitter and checking for proper operation. The door(s) were examined for significant damage or installation related deficiencies. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Door Operating Status: Garage Door Opener(s): Garage Door Opener Information

The garage door opener(s) were inspected by depressing the wall mounted transmitter and observing the openers functionality (remote transmitters are not tested). No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Door Operating Status: Garage Door Safety: Resistance Not Tested

The "Resistance" test of the garage door(s) was not conducted due to the possibility of damaging the door and/or the opener, should the resistance feature not function properly, and this functionality is excluded from this inspection. Garage doors contain two safety measures to prevent someone from being injured or pinned by a closing garage door. Photoelectric eyes, and the ability to auto reverse, if the door meets resistance or a solid object. I recommend testing this feature for functionality once taking ownership of the home. The test can be conducted by placing a 2" X 4" laid on the ground, underneath of the door. When the door is closed, it should contact the 2" X 4", and auto-reverse. If it does not, adjustments to the "force close" setting on the opener may need to be made, and/or a garage door contractor should evaluate.

Door Operating Status: Garage Door Parts: Garage Door Parts Information

The rollers, brackets, door panels, springs, and tracks were inspected looking for damage or loose components. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Fire Separation: Garage Area to Living Space Separation Information

Current building standards for homes require "garage to living space separation". This separation helps to slow a garage oriented fire and to help prevent CO gases from entering living areas. This is achieved by the installation of a steel or solid wood door between the garage and living areas measuring no less than 1 3/8" thick, or a 20 minute fire rated door. The walls require the installation of 1/2" drywall, and the installation of 5/8" Type X drywall on the ceiling (if living areas are overhead). No protrusions should be present on the walls and/or ceiling in the area unless properly sealed with an approved sealant. These upgrades are recommended for safety if not present, and a qualified contractor can be consulted for more information.

Rafters & Ceiling: Ceiling / Framing: Ceiling Information

The ceiling area was inspected looking for indications of leaks or other deficiencies. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Rafters & Ceiling: Ceiling / Framing: Ceiling Information - Separation

The framing in the garage is required to be covered with a 5/8" type X drywall if living areas are overhead and the home was constructed after 2006 (year dependent on local municipality). Confirmation of the proper drywall is not possible in a "visual only home inspection", but the presence of drywall will be reported on. Homes built prior to 2006 were not required to meet these requirements but upgrading to proper drywall is recommended as desired for safety. 


Walls: Walls: Walls Information

The walls appeared to be in satisfactory condition at the time of inspection. No deficiencies were observed at visible portions unless otherwise noted in this report.

Floor Condition: Garage Floor: Slab Information

Visible portions of the concrete slab was inspected looking for significant deficiencies and significant cracking. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

In accordance with the State of North Carolina Standards of Practice the inspector will examine: the Attached garage and report the condition of the: garage door(s) (including related parts), the garage door opener, the presence and operability of photoelectric eyes (safety feature) and the doors ability to auto reverse when met with resistance, doors, ceilings, floors, a representative number of windows and receptacles, and the presence of GFCI receptacles. Current safety standards require the presence of 1/2" Type X drywall for wall/ceiling surfaces, as well as a steel or fire rated door between the garage and living areas for fire safety. We recommend that these improvements be considered for the safety of the occupants.The home inspector is not required to inspect: Remote controlled garage door opener transmitters.

Credit
Comment
9.1.1 - Overhead Door Condition

Damage Overhead Door Weather Stripping

Garage door weatherstripping is damaged. Door seals in this condition can allow for entry of water and pest. Inspector recommends replacement of door seals be completed by a qualified individual.
Tools Handyman/DIY
Credit
Comment
9.2.1 - Door Operating Status

Photoelectric Eyes to High

Garage door opener electric eyes mounted to high. The U.S. Consumer Product Safety Commission (CPSC) recommends that the electric eye sensors for automatic door operators be mounted 4" to 6" above the garage floor for safety reasons. Inspector recommends a qualified individual adjust sensor height.
Tools Handyman/DIY
Credit
Comment
9.2.2 - Door Operating Status

Opener Button within 60" of standing surface

The garage door opener button(s) were within five feet of a standing surface. Opener buttons are recommended to be elevated at least 60" to prevent a child from operating the door. Raising the button to proper height is recommended.

Contractor Qualified Professional
Credit
Comment
9.3.1 - Fire Separation

Non-Fire Rated Door

The door between the garage & house is not a fire rated door. Although maybe not required during initial construction modern building practices require at least a 20-minute fire-rated door. Inspector recommends a solid wood or honeycomb-core steel door with automatic hinges be installed for safety reasons. Note: You also may not install pet doors or other openings in fire doors unless that opening is listed to maintain fire separation.
Contractor Qualified Professional
Credit
Comment
9.3.2 - Fire Separation

Deteriorated Weather Stripping

Replace torn/damaged/missing/deteriorated weather stripping at the garage access door.  Weather stripping should be on all doors separating heated and non heated areas.  Inadequate weather-stripping reduces energy efficiency.  Inspector recommends a qualified individual replace weather stripping.

Tools Handyman/DIY
Credit
Comment
9.4.1 - Rafters & Ceiling

Improper Ceiling

Non-fire rated ceiling material installed in garage. Modern building practices require ceilings that separate the home from the garage be covered on the the garage side with at least 1/2" thick gypsum board. A garage must have a ceiling made of Type X drywall at least 5/8" thick if the garage is below a habitable room or if no fire block has been added between the attic above the home and attic above the garage. Inspector recommends a qualified contractor install a proper garage ceiling. 

Putty knife Drywall Contractor
Credit
Comment
9.5.1 - Walls

Repair Fire Separation

Non fire rated materials were present through the garage walls that do not comply with modern fire and safety requirements. This compromises the separation of garage to living spaces and allows for entry of CO gas into the homes interior. Sealing these areas with an approved material is recommended by a qualified contractor.

Contractor Qualified Professional

10 - Heating / Cooling

Exterior Unit(s) - Split System Exterior Unit(s) : Location(s)
Rear of House
Exterior Unit(s) - Split System : Exterior Unit Energy Source
Electric
Exterior Unit(s) - Split System : Exterior Unit Type
Condensing Unit (Air Conditioner)
Cooling Source Present in Each Room
Yes
Heating Source Present in Each Room
Yes
Interior Unit(s) - Split System : Interior Unit(s) Location
Closet
Interior Unit(s) - Split System : Interior Unit(s) Energy Source and Distribution
Gas Fired Forced Air
Auxiliary Drain Pan: Auxiliary Drain Pan Present
No
Condensate Drain Pipe: Condensate Drain Termination Point
Rear of House
Thermostat(s): Thermostat Location(s)
Main Living Area
Air Filter / Return Plenum: Filter Location(s)
Bedroom Ceiling
General Info: HVAC Testing Information

The inspection of the HVAC system is limited to the response of the system at the thermostat in both heating and cooling modes; a visual observation of the exterior and interior equipment, and the removal of any access panels made for removal by a homeowner (not requiring ANY tools). If a more thorough inspection is desired, an HVAC contractor should be consulted.

General Info: Split HVAC System Present

This home contains a split system for heating and cooling which typically consists of four main parts: 

  • An Exterior unit (Heat Pump or AC Unit)
  • An Interior unit (Electric Air Handler or Gas Furnace)
  • A Thermostat
  • And Interior ductwork to distribute conditioned air throughout the home
Exterior Unit(s) - Split System: Exterior Unit(s) - Split System : Exterior Unit Manufacture Year
1997

The typical life expectancy of exterior units is approximately 13-15 years.

Exterior Unit(s) - Split System: Exterior Unit(s) - Split System : Exterior Unit Information

The exterior unit(s) were inspected visually and tested by ensuring they respond to normal operating controls in cooling mode (at the thermostat), and that cool air was produced. No indications of deficiencies were observed at the time of inspection, unless otherwise noted in this report.

Interior Unit(s) - Split System: Interior Unit(s) - Split System : Interior Units Manufacture Year
1994

The typical life expectancy of electric units is approximately 13-15 years, and 15-17 years for gas units.

Interior Unit(s) - Split System: Interior Unit(s) - Split System : Interior Unit(s) Information

The interior unit(s) were inspected visually and tested by ensuring they responded to normal operating controls in heating mode (at the thermostat), and that heated air was produced. The unit(s) responded to normal operating controls and no indications of deficiencies were observed at the time of inspection, unless otherwise noted in this report.

Interior Unit(s) - Split System: HVAC Evaluation

The air conditioning equipment appears to be older than the average service life for such equipment. While this does not mean it needs replacement now, no assumptions should be made about its remaining service life. With equipment of this age, we recommend you have an HVAC professional fully inspect the system to ensure it is operating at its full potential.

Fuel Storage / Distribution Systems: Main Gas Valve
Right side of home
Fuel Storage / Distribution Systems: Main Gas Valve: Main Gas Valve Information

The main gas valve was inspected for adequate support, proper bonding and evidence of leaks. No deficiencies were observed unless otherwise noted in this report.

Condensate Drain Pipe: Condensate Drain Pipe: Drain Pipe Information

The condensate drain pipe was inspected looking for the presence of a "trap" and significant deficiencies, as well as reporting on its termination point. Often times the pipe or vinyl tubing passes through walls and/or ceilings, rendering it non-visible in these areas, and the condition of the pipe in these areas is excluded from this inspection. No deficiencies were observed at visual portions, at the time of inspection, unless otherwise noted in this report. 

Refrigerant Lines: Refrigerant Lines: Refrigerant Line Information

Pipe insulation was continuous on the refrigerant lines at visible portions. No deficiencies were observed unless otherwise noted in this report.

Visible Duct Work: Visible Ductwork: Ductwork Information - Finished Ceilings

Most portions of the ductwork were not visible due to finished ceilings in the basement. No deficiencies were present at visible portions unless otherwise noted in this report. 

Fireplace: Fireplace Location(s)
Living Room
Fireplace: Fireplace Type
Propane gas logs
Fireplace: Fireplace
Air Return: Air Return: Temperature Reading

A temperature reading of the return air was taken at the time of inspection, to provide a baseline to compare output temperatures to, to show the system responded to normal operating controls.

Air Supply: Air Supply: Air Supply Information

The typical temperature differential between return and supply air is 10 - 20 degrees in cooling mode, and 16 - 25 degrees in heating mode. Several factors can affect these numbers, such as, but not limited to: indoor ambient air temperature, exterior ambient air temperature, humidity, cleanliness of the air filter and evaporator, etc. Furthermore HVAC thermometers (wet bulb) are required for accurate readings, and measurement points would be carried out at a different location by an HVAC contractor. These readings are shown to show the system responded to normal operating controls at the time of inspection, and not to show the exact temperature differential produced by the system, the efficiency, or performance of the system; which lies beyond the scope of a home inspection.

Thermostats: Thermostat(s): Thermostat Information - Single

The thermostats were operated and they initiated the HVAC systems at the time of inspection. No indications of deficiencies were observed at the time of inspection unless otherwise noted in this report. 

Air Filter / Return Plenum: Air Filter / Return Plenum: Filter/Plenum Information

The return air grille, air filter, and return air plenum were inspected at visible portions looking for any significant deficiencies, gaps in the plenum, dirty filter(s), or an accumulation of dust. I recommend changing the filter every 30 days - 3 months depending on the style of filter used. This is one of the most important "maintenance" items you can perform as a dirty filter puts additional strain on the air handler and may cause damage to the unit.

HVAC Supply Registers: HVAC Supply Registers: HVAC Supply Information

Conditioned air supply was present at the supply register(s) as seen with thermal imaging. CFM air flow is not inspected for. No indications of deficiencies were observed at the time of inspection unless otherwise noted in this report.

Through Wall AC: Through Wall AC: AC Unit Information

A through wall AC unit was present. Through wall AC units are reported on with regards to their presence only and are not attempted to operate or verify any other information.

In accordance with the State of North Carolina Standards of Practice the home inspector shall observe: the permanently installed heating and cooling systems including: Heating and cooling equipment that is central to the home; visible ducts and piping, air filters, registers, and the presence of an installed heating and cooling source in each room. The home inspector shall describe: the energy source and heating equipment. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily accessible access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms. Efficiency of the units and load testing are not conducted. Air conditioning units can not be tested when temperatures are lower than 60 degrees, due to the possibility of damaging the compressor. Clients are advised to have an HVAC company to perform maintenance on the system on an annual basis.

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10.2.1 - Interior Unit(s) - Split System

Condensate Line Blocked

There is condensate leakage at the condensate drain connection. Condensate line appears to be blocked. Condensate leakage can damage the unit, and if it can damage materials around it. Inspector recommends condensate line be cleared and if this does not correct the issue consult with a qualified HVAC contractor for repairs.

Contractor Qualified Professional
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10.3.1 - Fuel Storage / Distribution Systems

GAS METER NOT BONDED

The gas meter is not bonded. Without proper boding the metal pipe can carry electricity. Inspector recommends having gas meter bonded by a qualified contractor.
Contractor Qualified Professional
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10.3.2 - Fuel Storage / Distribution Systems

Caulk Gas Pipe

The gas line enters the home through a PVC pipe sleeve in the foundation wall. Gaps have opened up where the sleeve cover meets the wall - meets the gas line.  Seal gaps to prevent water penetration.

Contractor Qualified Professional
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10.6.1 - Visible Duct Work

Duct Down in Crawl Space

A HVAC duct is disconnected from its register and has fallen down in the crawl space. This is wasting conditioned air and not heating the room. Repairs should be performed by a licensed heating contractor.

Contractor Qualified Professional
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10.6.2 - Visible Duct Work

Damaged Duct Insulation

Insulation has fallen off of or is missing from some sections of ductwork in the crawl space. Missing duct insulation reduces energy efficiency and may result in excess moisture due to condensation. Repair by licensed heating contractor recommended.

Fire HVAC Professional

11 - Water Heater

Water Heater Condition: Water Heater Location
Laundry Room
Water Heater(s) Not Accessible
Laundry Room

Water heater(s) location was not accessible at the time of this inspection (blocked by washing machine) . Inspector recommends having unit(s) inspected by a qualified professional prior to closing.

Domestic Water Heating Equipment: Water Heater Condition: Not Inspected-Not Accessible

The  water heater was not inspected at the time of inspection, and the unit was not tested for functionality. I recommend confirming proper operation prior to closing. All pertaining items TPR Valve, TPR discharge pipe, proper wiring, presence expansion tank and any other pertaining items are omitted form this report. 

In accordance with the State of North Carolina Standards of Practice the inspector will examine and report the condition: of the water heater enclosure, plumbing supply, energy source, venting, and TPR valve, if applicable. The inspector is not required to: activate the system if it is powered down, or the pilot flame is not lit, Inspect the system for proper sizing, design, or use of proper materials.

12 - Plumbing

Main Shut Off Valve : Main Shut Off Valve Location
Not located
Water Pressure
40-50
Water Distribution Pipes: Water Distribution Pipe Material (Visible Portions)
Not Visible due to insulation
Water Distribution Pipes: Service Pipe Material (Visible Portions)
Not visible
Drain, Waste, and Vent Pipes (DWV): DWV Material Type (Visible Portions)
PVC, Cast Iron and/or Galvanized Steel
Main Shut Off Valve: Main Shut Off Valve: Location Not Located

The main water shutoff valve was not located during the inspection. Valve may be concealed by stored items or not readily identifiable. Inspector recommends checking with seller as to valve location during final walk-thru or at closing. 

Water Pressure: Water Pressure: Water Pressure Information

The water pressure tested at an acceptable level at the time of inspection. 80psi or less is generally recommended to protect distribution pipes and connections from leaking (60 - 70psi is preferred). Most pressure regulators are adjustable from 25 - 75 psi.


Water Distribution Pipes: Water Distribution Pipes: Water Distribution Pipes Information

Visible portions of the water distribution pipes were inspected looking for leaks or other deficiencies. No reportable conditions were visually present at the time of inspection unless otherwise noted in this report. 

Functional Flow: Functional Flow: Flow Information

Water was ran from multiple faucets simultaneously to gauge that there was not a significant reduction in flow as a result of doing so. No significant reduction occurred at the time of inspection unless otherwise noted in this report. 

Functional Drainage: Functional Drainage: Drainage Information

Water was ran through all drains in the home for an extended period of time to determine if functional drainage was occurring. No hindered drainage was present at the time of inspection unless otherwise noted in this report. Lived-in conditions can not be adequately replicated during an inspection and I have no control of future drainage conditions due to heavy or frequent use.

In accordance with the State of North Carolina Standards of Practice the home inspector shall inspect: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections. Interior drain, waste, and vent system, including: traps; drain, waste and vent piping; piping supports and pipe insulation; leaks; and functional drainage. Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents. Fule storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks and sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; and Location of the main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance.
The home inspector is not required to: State the requirement for or the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private or the presence or absence of backflow devices; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas,whirlpools, or air jet tubs except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or fixture overflow devices or shower pan liners. Observe the system for proper sizing, design, or use of proper materials. Report on the absence or presence of thermal expansion tanks; or report on the adequacy of the reported water heater capacity. 

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12.4.1 - Drain, Waste, and Vent Pipes (DWV)

Galvanized Waste Drain Pipes

The drain waste pipe under the home  was comprised of galvanized steel. Galvanized lines typically have a 50 - 60 year life and will eventually develop inner corrosion and rust that will lead to weakened water pressure and line failure. These lines will need to be monitored for their performance, with the understanding that major repairs or replacement will be needed at some point in the future due to their age.

13 - Electrical

Service Entrance: Service Entrance Type
Overhead Service Drop
Service Disconnect: Main Breaker / Service Disconnect Location
Laundry Room
Service Amperage: Service Amperage
Main Amp Breaker amperage was not able to be determined during inspection. Inspector recommends further evaluation by a qualified electrician.
Wiring Methods
Not Visible
Branch Wire 15 & 20 Amp
Not Visible
GFCI Protection: GFCI Missing/Damaged - Installation Recommended
Kitchen, Bathroom, Garage, Exterior
General Info: Low Voltage Systems/Wiring Not Inspected

Any low voltage systems in the home were not inspected and are excluded from this inspection. Including but not limited to: phone/telecom systems, cable coaxial systems, ethernet wiring, alarm systems, low voltage lighting and applicable wiring, etc.

Service Entrance : Service Entrance: Overhead Service Drop

Power was supplied to the home via an overhead service drop. The meter and conduit appeared to be in satisfactory condition. No deficiencies were observed at visible portions unless otherwise noted in this report.

Electrical Panel / Service Equipment: Electrical Panel / Service Equipment: Electrical Panel / Service Equipment Not Inspected

The main electrical panel (called service equipment when it contains the service disconnect) the breaker panel was not accessible at the time of inspection, and the unit was not tested for functionality. I recommend confirming proper operation and evaluation by a licensed electrician prior to closing. All pertaining items including but not limited to breakers, presence of proper AFCI breakers, bonding of panel, proper legend, proper wiring, proper overcurrent protection etc. is omitted from this report. 

Branch Wiring: Branch Wiring : Branch Wiring Information

The branch wiring was inspected at visible portions looking for any significant deficiencies or defects that could be a fire and/or safety hazard; including but not limited to: connections made outside of a junction box, wiring terminations, open junction boxes, damage, the wiring material, improper support, etc. The majority of branch feeders are not visible due to being behind wall and ceiling coverings, insulation, etc. No significant deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

GFCI Protection: GFCI Protection: GFCI Information

Ground Fault Circuit Interrupter (GFCI) is a protection feature that allows a circuit or receptacle to "trip" or "shut off" if as little as a 5 milliamp differential is detected between the "hot" and "neutral" conductors. This protection is required at locations near a water source or where something plugged into the receptacle could come into contact with water, including: bathrooms, kitchens, on the exterior, in garages, and basements. Although GFCI protection may not have been required in some or all of these areas when the home was built, their installation is highly recommended and is typically inexpensive. This protection, if present, was tested and was in satisfactory condition at the time of inspection, unless otherwise noted in this report. 

Ceiling Fans: Ceiling Fans: Ceiling Fan Information

A representative number of ceiling fans were inspected by ensuring they powered on and did not wobble excessively, as well as looking for other deficiencies. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

In accordance with the State of North Carolina Standards of Practice the home inspector shall inspect: Electrical service entrance conductors; Service equipment, grounding equipment, the main over current device, and interiors of panelboard enclosures unless unsafe conditions are reported; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities at the panelboard enclosures unless unsafe conditions are reported. The home inspector shall describe: Service amperage and voltage (if known); Service entry conductor materials; Service type as being overhead or underground; and the location of main and distribution panels. The home inspector shall report on: the presence of any observed aluminum branch circuit wiring.
The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: low voltage systems; security systems and heat detectors; telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; built in vacuum equipment; back up electrical generating equipment; other alternative electrical generating or renewable energy systems such as solar, wind, or hydro power; battery or electrical charging systems; or electrical systems to swimming pools or spas, including bonding or grounding. 

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13.8.1 - Branch Wiring

Abandoned Wiring

Abandoned or unused high voltage electrical cables are not properly terminated with wire nuts and enclosed in covered junction boxes, a potential shock hazard. As a general rule, unless both ends of abandoned cables can be seen in the same space (to assure that they are disconnected from the electrical system) they should be terminated or removed. Simply testing them for voltage cannot determine with certainty that they are disconnected, as there could be a switch or breaker that is turned off and could later be turned on and energize the cable. Electrical system defects are safety hazards and should be promptly repaired by a licensed electrician. 

Electric Electrical Contractor
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13.8.2 - Branch Wiring

Electrical Wires Not Stapled

High-voltage electrical cables are not properly stapled or otherwise secured to the building. They need to be secured for protection from mechanical damage that could cause a fire or shock hazard. Electrical system defects are safety hazards and should be promptly repaired by a qualified professional.

Contractor Qualified Professional
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13.8.3 - Branch Wiring

Electrical Cable on Ground

A non-metallic electric cable at ground level on the exterior of the house is exposed to mechanical damage. This cable should be protected in conduit to prevent damage that could cause shock. Electrical system defects are safety hazards and should be promptly repaired by a licensed electrician. 

Contractor Qualified Professional
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13.8.4 - Branch Wiring

Romex Not Stapled
Crawl Space

Cable run outside of conduit not properly attached to rafters. Modern building practices require cables be secured every 4' 6". Inspector recommends proper attachment of cable be completed by a qualified professional.

Contractor Qualified Professional
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13.8.5 - Branch Wiring

Interior Grade Romex Used Outdoors

An improper type of electric cable has been installed in an outdoor location where it is exposed to the elements running underground where it is in contact with the soil.  The installed cable is not rated for this exposure, and may deteriorate, resulting in a shock and fire hazard.  It should be replaced with a type that is rated for use in the subject location.  Electrical system defects are safety hazards and should be promptly repaired by a licensed electrician.

Electric Electrical Contractor
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13.8.6 - Branch Wiring

Need Conduit / Subject to Mechanical Damage

A type of wiring which lacks adequate protective sheathing (conduit or cable) was observed. It lacks adequate protection from mechanical damage that could cause a fire or shock hazard. This wiring should be replaced or protected in conduit to conform with applicable safety standards. Electrical system defects are safety hazards and should be promptly repaired by a licensed electrician.

Electric Electrical Contractor
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13.8.7 - Branch Wiring

Improper HVAC Equipment Installation

Improper wiring installation was present on a piece of HVAC equipment. This installation violates current installation safety requirements. Gas furnaces are typically supplied by a single 15 or 20 AMP, 120 volt circuit and supplied via a non-metallic cable and grounding conductor appropriately sized based on cable size. A general use switch may be used as the disconnecting means if located within sight of the equipment and MUST  be marked with an ON and OFF position. Inspector recommends a licensed electrician evaluate installation and make necessary repairs to comply with safety and electrical standards. **Note** Due to service equipment not accessible we can not verify proper breaker size for HVAC equipment.

Electric Electrical Contractor
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13.9.1 - Receptacles

Missing Switch Plate Cover

The cover is missing from one or more receptacles or switches, exposing live conductors. This shock and fire hazard can and should be eliminated by installing a new cover. 

Tools Handyman/DIY
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13.9.2 - Receptacles

No Voltage

There is no voltage (i.e. device is not functional) at an electrical device. These devices do not function as intended. Electrical system defects may pose safety hazards and should be promptly repaired by a licensed electrician.

Electric Electrical Contractor
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13.9.3 - Receptacles

3-Prong Receptacles not Grounded

Some of the old un-grounded (2-hole) receptacles have been replaced with newer 3-hole grounding type receptacles, but these receptacles are not actually grounded. This reduces electrical safety, as the outlets appear grounded but are not. The original wiring and two-hole receptacles in the house did not provide for grounding. While it is considered acceptable to leave older equipment in place that does not meet modern standards, any item you replace must meet the newer standards. Modern standards provide several options for converting to 3-hole grounding type receptacles; consult a licensed electrician for recommendations.
Contractor Qualified Professional
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13.9.4 - Receptacles

EXTERIOR RECEPTACLE NEED BUBBLE COVER

Exterior outlets are missing proper covers. Modern building practices require outdoor receptacles in wet locations, unprotected from rainfall must have a cover that is weatherproof whether or not a cord is plugged in. Qualified contractor should install "bubble" covers at required exterior receptacles.

Contractor Qualified Professional
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13.9.5 - Receptacles

2-Prong Receptacles
Throughout the house

Several old ungrounded circuits and ungrounded 2-hole receptacles remain in use in the older part of the house. This is normal to old houses, and they function as intended. However, they are not grounded and therefore do not provide the same level of safety and equipment protection as newer grounding type circuits and receptacles. As a safety upgrade, consider replacing with grounding type circuits and receptacles. Note that it is not acceptable to simply install new three-hole grounding type receptacles on the ungrounded circuits.
Electric Electrical Contractor
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13.9.6 - Receptacles

Loose Receptacle

One or more receptacles are loose in their mounting boxes. Receptacles must be securely mounted in their boxes to prevent movement that could cause wiring connections to loosen or to short circuit. Electrical system defects are safety hazards and should be promptly repaired by a qualified professional.
Contractor Qualified Professional
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13.9.7 - Receptacles

Bubble Cover Removed

Exterior "Bubble Cover" lid has been removed from its box. All outdoor receptacles in wet locations, unprotected from rainfall must have a cover that is weatherproof whether or not something a cord is plugged in. Inspector recommends replacing cover.

Contractor Qualified Professional
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13.9.8 - Receptacles

Missing Bathroom Sink Receptacles

There are not enough bathroom receptacles for safe use. Modern building practices require at least one receptacle must be installed within 36" from the outside edge of each sink basin in a bathroom to eliminate use of extension cords. A qualified professional should install a GFCI protected receptacle for proper use.

Electric Electrical Contractor
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13.9.9 - Receptacles

Painted Receptacles
Throughout the house

Receptacles were present that have been painted over. Painted receptacles are a safety hazard as paint can seep into the receptacle coating the spring blades and prohibiting intimate contact with plug prongs and making it hard to insert a plug. Without proper contact a large amount of heat can be generated causing a fire. A qualified electrician should replace all painted over receptacles. 

Electric Electrical Contractor
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13.10.1 - GFCI Protection

GFCI PROTECTION NOT PRESENT
Kitchen Bathroom Garage Exterior

GFCI protection was not present or not functioning properly at the areas referenced at the top of the electrical section of the report, at the time of inspection. GFCI protection is recommended for the exterior, garage, and basement receptacles for safety, as well as kitchen and bathroom receptacles within 6 feet of a water source. Installation or repairs as needed to ensure GFCI protection is present at all required locations for safety is recommended by a licensed electrician.

Electric Electrical Contractor
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13.11.1 - Ceiling Fans

Ceiling Fan Noise

Excessive/abnormal noise was noted in operation of the ceiling fan. This suggests it may fail at any time, and may also represent a safety hazard. Repair or replacement by a qualified professional is recommended.

Contractor Qualified Professional
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13.12.1 - Switches, Lights

Light Fixture In-Op

One or more light fixtures would not respond to switches, or switches could not be located to turn them. Check fixtures with known working bulbs, or check with the current owner. If new bulbs do not correct the problem, an electrician should be contacted for evaluation and to complete any needed repairs.

Electric Electrical Contractor
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13.12.2 - Switches, Lights

Incandescent to Fluorescent Bulb Improvement

Incandescent light bulbs are very close to some of the shelves in one or more closets. Today's standards would prohibit the use of incandescent lights in these locations due to the risk of fire should flammable goods come in contact with a hot light bulb. Consider replacing the incandescent lights with fluorescent lights, which do not generate as much heat.
Wrench DIY
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13.12.3 - Switches, Lights

Fan Dimmer

The ceiling fan is controlled by a dimmer switch rated for use with incandescent lights only. This is a safety hazard. An appropriate fan control or a regular switch should be installed by a qualified professional.

Contractor Qualified Professional

14 - Attic / Roof Structure

Inspection Method
Crawled floored areas only
Inspection Method: Amount of Attic Visually Accessible
20 - 30 %
Inspection Method: Portions of Attic Not Visibly Accessible or Fully Accessible
Left Side, Right Side, Back
Attic Access: Access Location(s)
Hallway
Attic Access: Access Type
Pull Down Stairs
Ventilation: Ventilation Type
Soffit & Ridge Vents, Gable Vents
Roof Structure / Framing: Roof Structure Type
Conventional Wood Framing
Roof Structure / Framing: Indications of Condensation Present
No
Insulation: Insulation Type
Blown in Cellulose
Insulation: Insulation Depth
Insulation averages 3 to 4 inches. Recommend installing more.
Attic Views: Attic View(s)
Attic Views: Accessibility Limitations

Accessibility Limitations

Attics are navigated as best I can; levels of high insulation, HVAC ductwork, framing, and other factors can prevent physical and visual accessibility of some areas and items. The amount of the attic that was able to be safely and visually inspected will be listed as an approximate percentage above. Insulation is not moved or disturbed for visual accessibility of items. The inspection of this area is limited to visual portions only. Any areas that were not visible are excluded from this inspection.

Inspection Method: Inspection Method- Walked / Crawled Where Possible

The attic area was crawled where possible, but not all areas were able to be safely traversed due to insulation obscuring the bottom chord of the truss/ceiling joists and weak flooring. Traversing an attic with a high level of insulation is dangerous, as footing can be lost. Also compressing or disturbing insulation by stepping on it affects its R-value and essentially "damages" it. This insulation also obscures wiring and plumbing pipes, and these items can be damaged by stepping on them. The inspection of the attic area is limited to visual portions only, hidden damage may exist in areas that were not visible from accessible areas.

Attic Access: Attic Access: Attic Access Information

Attic Access: Attic Access Information

The attic access was inspected by reporting on their location and type, as well as looking for any significant defects in association with the access. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Ventilation: Ventilation: Ventilation Information

The attic ventilation was reported on by a visual inspection of said ventilation sources, and looking for indications of improper ventilation. Measurements of ventilation sources are beyond the scope of a home inspection and were not conducted. No indications of inadequate ventilation was observed at the time of inspection unless otherwise noted in this report. 

Roof Structure / Framing: Roof Structure / Framing: Roof Structure Information

The roof structure was inspected at visible portions looking for any signs of moisture infiltration, damage, or other deficiencies. No reportable conditions or indications of past or present leaks were observed at the time of inspection unless otherwise noted in this report. 


Insulation : Insulation: Insulation Information

The insulation was inspected to determine the approximate depth and type. Current energy star standards recommend approximately 14 inches of insulation to achieve an R-38 rating. Depending on when the home was constructed anywhere from 8-14 inches may be present. No reportable deficiencies were observed with the insulation unless otherwise noted in this report.

Plumbing Stack Vents: Plumbing Stack Vents: Vent Stack Information

Visible portions of the plumbing stack vent(s) were inspected looking for any disconnected portions and looking at the condition of the sheathing or decking surrounding them for indications of past or present leaks. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

In accordance with the State of North Carolina Standards of Practice the inspector will examine: the attic area and report on the condition of the access opening (including location), insulation type (and current depth), ducts, visible electrical components, exhaust terminations, plumbing components, and ventilation if applicable.
The inspector is not required to: move or disturb insulation unless readily visible evidence indicates a problem, or report on the adequacy of current ventilation, Calculate the strength, adequacy, or efficiency of any system or component including framing. Enter any attic that may damage the property or its components or be dangerous to or adversely affect the health or safety of the home inspector or other persons. Therefore, I do not attempt to enter attics with less than 36" of headroom; where insulation obscures the ceiling joists; or where ducts block access. In these cases I will evaluate from the access opening as best I can.

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14.3.1 - Attic Access

Improper Pull Down Stairs Installation

Improper stair hardware present. Attic pull down stairs should be installed according to manufacturer installation instructions utilizing recommended hardware of 14d or 16d common nails (light gauge nails or wood screws could fail under load). Inspector recommends the hardware be replaced by a qualified individual.

Contractor Qualified Professional
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14.5.1 - Roof Structure / Framing

Rotted Roof Structure

There are stains and water damage/wood rot to the roof structure abutting the chimney.  This suggests prior leakage where the chimney meets the roof.  However, this area was dry at the time of inspection and no visible evidence of active leakage was observed.  Area was probed at time of inspection and found to be rotted.  When this house is re-roofed at some time in the future a small amount of roof deck around the chimney might need to be replaced.

Contractor Qualified Professional
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14.6.1 - Insulation

Attic Access Insulation Improvement

The attic access is not insulated. Expect higher energy costs. Inspector recommends insulating the attic access to reduce energy expenses.
Contractor Qualified Professional
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14.6.2 - Insulation

Disturbed Insulation

The attic insulation has been disturbed (moved aside or compressed) in scattered locations throughout the attic. This reduces energy efficiency. The insulation should be repaired by a qualified professional .

Contractor Qualified Professional
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14.8.1 - Attic Flooring / Framing

Open Chase

There is a chase in the floor of the attic, open to lower levels of the house (a chase is a framed enclosed space around a flue pipe or a channel in a wall, or through a ceiling). Chases should be sealed where they pass from one level to another to slow the spread of fire through the house. Seal the chase around the flue pipe with non-combustible material for fire safety.

Contractor Qualified Professional

15 - Basement, Crawl Space & Foundation

Foundation Type
Crawlspace
Crawl Space Access: Crawl Space Access Type
Removable Metal Access Panel
Inspection Method: Inspection Method
Robot Inspection
Floor Structure Visual Obstructions
HVAC Ductwork, Plumbing Piping
Framing / Floor Structure: Floor Structure Materials
Conventional Wood Framing
Crawl Space Ventilation: Ventilation Type
Screened Foundation Vents
Inspection Method: Amount of Crawl Space Visually Accessible
40 - 50 %
Floor System Insulation: Insulation Type
None
Inspection Method: Portions of Crawl Space Not Visibly Accessible or Fully Accessible
Front of House, Left Side, Right Side, Middle, Rear of House
Subfloor: Subfloor Material
Single Floor Boards
Foundation Walls: Foundation Wall Material
Brick, CMU Block
Floor Structure Support: Floor Structure Support Type (Piers or Columns)
Brick, CMU
Crawl Space Views: Crawl Space View(s)
Moisture Presence: Moisture Presence: Moisture Infiltration Information - Crawlspace

The crawl space area was inspected looking for signs of past or present water intrusion by inspecting visible portions of the foundation walls and floors looking for moisture stains and/or other signs of prior water intrusion. No signs of water / moisture intrusion was present at visible portions at the time of inspection in the crawl space area unless otherwise noted in this report. I can only report on the conditions as they existed at the time of inspection, and can not guarantee that water will not infiltrate this area at a future time due to a heavy rain or changes in conditions. I have inspected homes where no water or indications of water intrusion was present at the time of inspection, but days later standing water was present due to a rainfall event, and for this reason, I highly recommend consulting with the sellers as to prior moisture infiltration into this area, and reading the sellers disclosure which should list such a condition. 

Framing / Floor Structure: Framing / Floor Structure: Floor Structure Information

Visible portions of the framing and floor structure were inspected looking for damage or other significant deficiencies. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report. 

Subfloor: Subfloor: Subfloor Information

Visual portions of the subfloor were inspected looking for damage or other significant deficiencies. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report. 

In accordance with the State of North Carolina Standards of Practice the inspector shall inspect: the foundation, floors, and columns or piers the framing (including probing of any framing that looks to have damage / deterioration), the crawl space access, and insulation, if applicable. The inspector shall describe: the type of foundation, floor structure, and columns/piers. The inspector shall: enter under floor crawl spaces and basements except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected. Ductwork, framing, plumbing, and insulation may block visual accessibility of some areas especially in older homes retro-fitted with newer HVAC systems. Unless crawl spaces are readily accessible and provide adequate inspection visibility the client should assume the inspection will be conducted via robot. The inspection is limited to the conditions on the inspection day; I inspect several items to try and determine if moisture is or has infiltrated the basement / crawl space area. But, can not guarantee that water will not infiltrate the area at a future time due to conditions unforeseen at the time of inspection.

Credit
Comment
15.2.1 - Crawl Space & Basements

Exposed Dirt Floor

Exposed dirt floor in crawlspace. Modern building practices require that a crawlspace floor has a minimum 6-mil Polyethylene covering overlapped 12" at the seams and up each foundation wall and pier. All seams should be taped using poly PVC tape, walls and piers should be taped with double-sided butyl tape. Moisture that accumulates in a crawlspace may also enter another part of the building. Inspector recommends vapor barrier be installed by a qualified contractor.
Contractor Qualified Professional
Credit
Comment
15.7.1 - Floor Structure Support

Repair Brick Peirs / Columns

There is heavily eroded mortar between bricks, and some loose bricks, in numerous places in the old foundation walls and piers.  While this is normal wear in houses of this age, it is at the point that repairs are needed to assure the stability of the foundation.  Failure to repair and maintain the brickwork can result in adverse movement of the house. Repairs should be performed by a qualified structural contractor, and must be made with special mortar formulated for use with old, soft bricks such as these.  

Contractor Qualified Professional
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Comment
15.7.2 - Floor Structure Support

Auxiliary Supports

Auxiliary post and beam structures have been added to provide extra support for the floor framing under a certain room.  These are added supports that are intended to improve the stiffness of the floor system, but are not original and do not appear essential to the function of the floor system.  They are not built fully in accordance with accepted building standards. Inspector recommends consulting with current owner or a structural professional as to why supports are in place.

Contractor Qualified Professional
Credit
Comment
15.8.1 - Floor System Insulation

No Under Floor Insulation

Insulation was not present between all of the floor joists. Current energy standards recommend for insulation to be installed between the floor joists for energy efficiency when living areas are overhead. The installation of insulation is recommended by an insulation contractor as needed.

House construction Insulation Contractor
Credit
Comment
15.9.1 - Ventilation of Crawl Space

Below Grade Vents

Some of the foundation vents are at or below grade level. This will allow water to enter the crawl space during heavy rain. Vent well covers should be installed at all foundation vents that are at or close to grade level. This work is often done by landscape contractors. 

Yard scissors Landscaping Contractor

16 - Final Checklist

Oven Turned Off
Yes
All lights off
No
GFCI's Rest
No GFCIs present
Thermostat Initial Setting
75
Thermostat Leaving Setting
75
Exterior Door's Locked
Seller on site