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1234 Main St.
Myrtle Beach, SC 29572
12/14/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
64
Items Inspected
3
Maintenance item
6
Recommendation
1
Safety hazard

1 - Inspection Details

In Attendance
Client, Client's Agent
Occupancy
Vacant
Style
Multi-level, Craftsman (Porch)
Temperature (approximate)
68 Fahrenheit (F)
Garage
Garage
Attached

Attached

Weather Conditions
Clear
Description of Orientations
Orientation

Front/Garage Door is East

Kitchen is Northwest


2 - Roofing

IN NI NP O
2.1 Coverings X X
2.2 Roof Drainage Systems X X
2.3 Flashings X
2.4 Skylights, Chimneys & Roof Penetrations X
Roof Inspection Method - Walked Roof, crawled the crawl space
Binoculars, Ladder, Roof
Roof Type/Style
Gable
Coverings: Fiberglass "Architectural" Shingles

The shingles are in good shape.  The Ridge vent system is functional. 

Roof Drainage Systems: Gutter Material
Seamless Aluminum
Flashings: Material
Aluminum

Cooper nail used for flashing and shingles

Skylights, Chimneys & Roof Penetrations: Waste Vents
Roof Penetrations

Waste Vents are flashed properly and have the expected heights.

Skylights, Chimneys & Roof Penetrations: Attic Venting

Attic venting is a combination of continuous soffit intake vents and "ridge" exhaust venting.  There were a couple of areas in the soffits that indicated insulation was blocking some of the soffit venting. See Insulation.

5.1 The inspector shall: A. inspect: 1. roofing materials. 2. roof drainage systems. 3. flashing. 4. skylights, chimneys, and roof penetrations. B. describe: 1. roofing materials. 2. methods used to inspect the roofing. 5.2 The inspector is NOT required to inspect: A. antennas. B. interiors of vent systems, uses, and chimneys that are not readily accessible. C. other installed accessories.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
2.1.1 - Coverings

Improper Installation of Valley Shingles and Flashing
NW roof - interface with North roof

Some flashing nails are exposed due to improper installation of the shingles where they interface with the metal valley flashing.  I recommend further evaluation by a qualified roofing contractor. 

Roof Roofing Professional
$
Credit
Comment
2.2.1 - Roof Drainage Systems

Gutter missing

Gutter (and 1-2 downspouts) should be considered for the section above the rear patio to keep minor rain from draining onto the patio. I recommend consideration of gutter that would at least span the patio if not the entire north eave.  I recommend gutter be installed for all eaves to avoid moisture in the crawl space. 

Gutter cleaning icon Gutter Contractor

3 - Structural Components

IN NI NP O
3.1 Foundation, Basement & Crawlspaces X
3.2 Floor Structure X X
3.3 Wall Structure X
3.4 Ceiling Structure X X
3.5 Roof Structure & Attic X
Inspection Method
Attic Access, Crawlspace Access, Infrared, Visual
Foundation, Basement & Crawlspaces: Material
Poured Concrete
Floor Structure: Basement/Crawlspace Floor
Concrete
Floor Structure: Material
Concrete, Wood I-Joists
Floor Structure: Sub-floor
Plywood
Wall Structure: Material
Wood, Brick Veneer, Faux Wood Shingle Plank Siding (concrete-fiber), Plank Siding (concrete-fiber)
Ceiling Structure: Material
Wood, Drywall, Trusses w/ Metal

Trusses w/ Metal Gussets

Roof Structure & Attic: Material
OSB, Wood
Roof Structure & Attic: Type
Gable
Foundation, Basement & Crawlspaces: Crawlspace features concrete floor
Crawlspace

There is no basement but the crawlspace has reasonable access and has a concrete floor with vapor barrier and some insulation on the side walls. Crawlspace walls are poured concrete.

3. STRUCTURAL COMPONENTS 3.1 The inspector shall: A. inspect structural components including the foundation and framing. B. describe: 1. the methods used to inspect under floor crawlspaces and attics. 2. the foundation. 3. the floor structure. 4. the wall structure. 5. the ceiling structure. 6. the roof structure. 3.2 The inspector is NOT required to: A. provide engineering or architectural services or analysis. B. offer an opinion about the adequacy of structural systems and components. C. enter under floor crawlspace areas that have less than 24 inches of vertical clearance between components and the ground or that have an access opening smaller than 16 inches by 24 inches. D. traverse attic load-bearing components that are concealed by insulation or by other materials.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
3.2.1 - Floor Structure

Evidence of Structural Damage

Structural damage was observed in the underlying floor structure. Recommend a framing contractor or structural engineer evaluate. Fortunately there are only 3 joists with this damage.

House construction Structural Engineer
$
Credit
Comment
3.4.1 - Ceiling Structure

Evidence of Structural Damage

Damaged Gusset: Evidence of structural damage was found in the ceiling structure. Recommend a qualified framing contractor evaluate and advise on how to repair. 

Hammer Carpentry Contractor

4 - Exterior

IN NI NP O
4.1 Siding, Flashing & Trim X
4.2 Exterior Doors X
4.3 Decks, Balconies, Porches & Steps X
4.4 Eaves, Soffits & Fascia X
4.5 Vegetation, Grading, Drainage & Retaining Walls X X
4.6 Walkways, Patios & Driveways X X
Inspection Method
Attic Access, Crawlspace Access, Infrared, Visual
Siding, Flashing & Trim: Siding Material
Brick Veneer, Fiber Cement, Wood
Siding, Flashing & Trim: Siding Style
Beveled, Horizontal, Faux Shakes
Siding, Flashing & Trim: Fiber Cement Horizontal Plank siding
Exterior Siding on much of the house

This house uses Smooth Plank and Faux Shakes planks.

Exterior Doors: Exterior Entry Doors
Hollow Core, Steel/Foam Core
Decks, Balconies, Porches & Steps: Appurtenance
Covered Porch, Deck with Steps, Front Porch
Decks, Balconies, Porches & Steps: Material
Composite, Concrete
Walkways, Patios & Driveways: Driveway Material
Concrete
Vegetation, Grading, Drainage & Retaining Walls: Guttering
1st Floor over dining room window

Guttering in Southwest corner has tree leaf exposure and should have screens or be cleaned out regularly at season start and season end or more.

4.1 The inspector shall: A. inspect: 1. wall coverings, flashing, and trim. 2. exterior doors. 3. attached and adjacent decks, balconies, stoops, steps, porches, and their associated railings. 4. eaves, soffits, and fascias where accessible from the ground level. 5. vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building. 6. adjacent and entryway walkways, patios, and driveways. B. describe wall coverings. 4.2 The inspector is NOT required to inspect: A. screening, shutters, awnings, and similar seasonal accessories. B. fences, boundary walls, and similar structures. C. geological and soil conditions. D. recreational facilities. E. outbuildings other than garages and carports. F. seawalls, break-walls, and docks. G. erosion control and earth stabilization measures.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
4.5.1 - Vegetation, Grading, Drainage & Retaining Walls

Tree Debris on Roof

Tree debris observed on roof. This can cause improper drainage to gutters and downspouts. Recommend clearing debris.
Tools Handyman/DIY
$
Credit
Comment
4.6.1 - Walkways, Patios & Driveways

Driveway Trip Hazard
South Side along garage exterior wall

There is one driveway trip hazard where sidewalk from the South side of house meets the driveway. It appears there was a slight heaving of sidewalk.  

Gardening shovel tool shape Concrete Contractor

5 - Interiors

IN NI NP O
5.1 Walls X
5.2 Ceilings X
5.3 Floors X
5.4 Steps, Stairways & Railings X
5.5 Countertops & Cabinets X
5.6 Doors X
5.7 Windows X X
5.8 Garage Door X
Typical drywall construction
Throughout
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
Floors: Floor Coverings
Engineered Wood, Tile
Steps, Stairways & Railings: Inadequate stairway height at entry to upper level
Steps, Stairways & Railings: Inadequate opening height

Opening into the upper level bedroom is not 6’ 8”.

Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Granite
Windows: Window Manufacturer
Unknown, Vinyl Windows
Windows: Window Type
Double-hung
Garage Door: Material
Insulated, Steel
Garage Door: Type
Sliding
Doors: Interior door to Garage

This door is properly constructed to serve as a door that joins the home interior to the attached garage, and is a proper component of the "firewall".

10.1 The inspector shall inspect: A. walls, ceilings, and floors. B. steps, stairways, and railings. C. countertops and a representative number of installed cabinets. D. a representative number of doors and windows. E. garage vehicle doors and garage vehicle door operators. F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: A. paint, wallpaper, and other finish treatments. B. floor coverings. C. window treatments. D. coatings on and the hermetic seals between panes of window glass. E. central vacuum systems. F. recreational facilities. G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or confirm the operation of every control and feature of an inspected appliance.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
5.7.1 - Windows

Missing Screen

Window missing screen. Recommend replacement.

6 - Insulation and Ventilation

IN NI NP O
6.1 Attic Insulation X
6.2 Vapor Retarders X X
6.3 Ventilation X
6.4 Exhaust Systems X
Dryer Vent
Metal (Flex)
Attic Insulation
Attic

R-30 Fiberglass Batt with vapor barrier in attic.

Flooring Insulation
Batt, Faced, Fiberglass
Attic Insulation: Insulation Type
Batt, Fiberglass
Attic Insulation: R-value
30
Ventilation: Ventilation Type
Ridge Vents, Soffit Vents
Exhaust Systems: Exhaust Fans
Fan with Light, Low Volume Fan option
Crawl Space insulation

Crawl space has been outfitted with rigid insulation on the exterior walls, covered with vapor barrier (on the "warm side" - toward interior). The builder installed fiberglass batt between the floor joists with no vapor barrier needed. 

Vapor Retarders: Attic Batt Insulation

The batt insulation used in the attic has a vapor barrier and is oriented properly.  

Exhaust Systems: Bathroom Fans
Bath 1 and Bath 2

Both bathroom fans have low volume full time operation option. Both vent properly to the outside (via roof penetration).

11.1 The inspector shall: A. inspect: 1. insulation and vapor retarders in unfinished spaces. 2. ventilation of attics and foundation areas. 3. kitchen, bathroom, laundry, and similar exhaust systems. 4. clothes dryer exhaust systems. B. describe: 1. insulation and vapor retarders in unfinished spaces. 2. absence of insulation in unfinished spaces at conditioned surfaces. 11.2 The inspector is NOT required to disturb insulation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
6.2.1 - Vapor Retarders

Blocked Soffit Vents

I found some eave areas where the batt insulation was blocking air from the soffit vents from cooling the attic.  These need to be adjusted or baffles should be inserted. Baffles are available at local Home Improvement stores. 

House construction Insulation Contractor

7 - Fireplaces and Fuel-Burning Appliances

IN NI NP O
7.1 Fireplaces, Stoves & Inserts X
7.2 Fuel-buring Accessories X
7.3 Chimney & Vent Systems X
Type
Gas
Fireplaces, Stoves & Inserts: Gas Fireplace - Insert, Direct Vent
Family/Great Room

The gas fireplace is an "insert" design with direct venting through the North wall on the North side of the home.  The fireplace operated correctly, and the venting was in great shape!

Fireplaces, Stoves & Inserts: Gas Fireplace Interior

The Fireplace "insert" was nicely built in, with a switch to start it, and adequate clearance to combustibles.

I was able to start the unit and operate it for a few minutes.  The Carbon Dioxide meter and Combustible Gas meter indicated proper operation and no discernable leaks in the piping I was able to access.

Fuel-buring Accessories: Gas Valves and Auto-shutoff valves worked properly

I performed a CO (Carbon Monoxide) and CO2 (Carbon Dioxide) measurement and both readings were in normal range indicating the ventilation and piping were in good condition.

Chimney & Vent Systems: Direct Vent

The direct vent system was a classic design, used in many houses in this area.  It demonstrated good positioning and solid functionality. 

12.1 The inspector shall: A. inspect: 1. fuel-burning replaces, stoves, and replace inserts. 2. fuel-burning accessories installed in replaces. 3. chimneys and vent systems. B. describe systems and components listed in 12.1.A.1 and .2. 12.2 The inspector is NOT required to: A. inspect: 1. interiors of vent systems, uses, and chimneys that are not readily accessible. 2. fire screens and doors. 3. seals and gaskets. 4. automatic fuel feed devices. 5. mantles and replace surrounds. 6. combustion air components and to determine their adequacy. 7. heat distribution assists (gravity fed and fan assisted). 8. fuel-burning replaces and appliances located outside the inspected structures. B. determine draft characteristics. C. move fireplace inserts and stoves or firebox contents.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

8 - Built-in Appliances

IN NI NP O
8.1 Dishwasher X
8.2 Range/Oven/Cooktop X
8.3 Garbage Disposal X
Dishwasher: Brand
Frigidaire
Dishwasher: Dishwasher tested

Dishwasher did a full cycle - no leaks. The drain system is correct.

Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Range/Oven/Cooktop: Range/Oven Brand
Samsung
Range/Oven/Cooktop: Range/Oven Energy Source
Gas
Appliance List

Built-in appliances include a range cooktop, dishwasher (in the island), and Garbage Disposal (also in the island). Dishwasher and Garbage Disposal both benefit from an air admittance valve located in the cabinet under the kitchen sink which is located on the "island" which prevents normal venting.  This valve allows the air pressure to equalize in the drain pipes.

10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

9 - Heating

IN NI NP O
9.1 Heating Equipment X
9.2 Distribution Systems X
9.3 Vents, Flues & Chimneys X
Gas Distribution Piping

Black Pipe (steel) is a good choice for gas line distribution.

Heating Equipment: Brand
Carrier
Heating Equipment: Energy Source
Gas
Heating Equipment: Filter Size
20 x 22
Heating Equipment: Filter Type
Disposable
Heating Equipment: Heat Type
Gas-Fired Heat, Forced Air
Heating Equipment: Nameplate
Crawl Space Mechanical location

Nameplate of Furnace - Unit was built in 2009

Distribution Systems: Ductwork
Insulated, Non-insulated
Vents, Flues & Chimneys: Positive Venting for High-Efficiency Gas Furnace


AFUE Rating

AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.

Distribution Systems: Performance is good based on temperature rise

Temperature rise between the cold air return (ambient air in the home) and the output temp indicates good heating and cooling performance.  The temps were detected with Infra-Red Thermal Photography.

8.1 The inspector shall: A. open readily openable access panels. B. inspect: 1. installed heating equipment. 2. vent systems, uses, and chimneys. 3. distribution systems. C. describe: 1. energy source(s). 2. heating systems. 8.2 The inspector is NOT required to: A. inspect: 1. interiors of vent systems, uses, and chimneys that are not readily accessible. 2. heat exchangers. 3. humidifiers and dehumidifiers. 4. electric air cleaning and sanitizing devices. 5. heating systems using ground-source, water-source, solar, and renewable energy technologies. 6. heat-recovery and similar whole-house mechanical ventilation systems. B. determine: 1. heat supply adequacy and distribution balance. 2. the adequacy of combustion air components.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

10 - Electrical

IN NI NP O
10.1 Service Entrance Conductors X
10.2 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels X
10.3 Branch Circuit Conductors, Overcurrent Devices and Compatibility of Their Amperage & Voltage X
10.4 Connected Devices and Fixtures X
10.5 Polarity and Grounding of Receptacles X
10.6 GFCI & AFCI X
10.7 Smoke Detectors X
10.8 Carbon Monoxide Detectors X
Branch Wire 15 and 20 AMP
Copper
Wiring Method
Romex
Service Entrance Conductors: Electrical Service Conductors
Below Ground, Copper, 220 Volts
Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels: Panel Capacity
200 AMP
Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels: Panel Locations
Interior, Main Level
Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels: Panel Manufacturer
Cutler Hammer
Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels: Panel Type
Circuit Breaker
GFCI & AFCI: GFCI Present

Ground Fault Circuit Interrupters were installed on the proper circuits.

Branch Circuit Conductors, Overcurrent Devices and Compatibility of Their Amperage & Voltage: Branch Circuit Electrical

All branch circuits were outfitted with the proper size fusing and GFCI breakers for those circuits requiring that feature. 

Polarity and Grounding of Receptacles: Grounding and Polarity

All circuits were tested and a representative number of outlets were tested for Polarity and where expected Ground Fault capability. 

Smoke Detectors: Smoke Detector Locations

Smoke detectors were installed and operational in the bedrooms, the hallway (including a CO Monitor).

Carbon Monoxide Detectors: CO monitors present

CO (Carbon Monoxide) monitors were present in the hallway smoke detectors.  Note that these devices have a shorter battery life and will need more frequent batteries.

7.1 The inspector shall: A. inspect: 1. service drop. 2. service entrance conductors, cables, and raceways. 3. service equipment and main disconnects. 4. service grounding. 5. interior components of service panels and subpanels. 6. conductors. 7. overcurrent protection devices. 8. a representative number of installed lighting fixtures, switches, and receptacles. 9. ground fault circuit interrupters and arc fault circuit interrupters. B. describe: 1. amperage rating of the service. 2. location of main disconnect(s) and subpanels. 3. presence or absence of smoke alarms and carbon monoxide alarms. 4. the predominant branch circuit wiring method. 7.2 The inspector is NOT required to: A. inspect: 1. remote control devices. 2. or test smoke and carbon monoxide alarms, security systems, and other signaling and warning devices. 3. low voltage wiring systems and components. 4. ancillary wiring systems and components not a part of the primary electrical power distribution system. 5. solar, geothermal, wind, and other renewable energy systems. B. measure amperage, voltage, and impedance. C. determine the age and type of smoke alarms and carbon monoxide alarms.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

11 - Plumbing

IN NI NP O
11.1 Fixtures / Faucets X
11.2 Drain, Waste, & Vent Systems X
11.3 Water Heater X X
11.4 Vents, Flues, & Chimneys X
11.5 Sump Pumps / Sewage Ejectors X
11.6 Fuel Storage & Distribution Systems X
Filters
None
Main Fuel Shut-Off (Location)
Crawlspace
Main Water Shut-Off Device (Location)
Crawlspace
Material - Distribution
Copper, Pex
Material - Water Supply
Copper
Source
Public
Drain, Waste, & Vent Systems: Drain Size
2"
Drain, Waste, & Vent Systems: Material
PVC
Water Heater: Capacity
40 Gallons
Water Heater: Location
Crawlspace, Utility Room
Water Heater: Manufacturer
Bradford & White
Water Heater: Power Source
Gas
Water Heater: Water Heater Nameplate

Water Heater information.  The system is working properly. There is a missing "discharge pipe" for the required Temperature/Pressure Relief Valve.

6.1 The inspector shall: A. inspect: 1. interior water supply and distribution systems including fixtures and faucets. 2. interior drain, waste, and vent systems including fixtures. 3. water heating equipment and hot water supply systems. 4. vent systems, flues, and chimneys. 5. fuel storage and fuel distribution systems. 6. sewage ejectors, sump pumps, and related piping. B. describe: 1. interior water supply, drain, waste, and vent piping materials. 2. water heating equipment including energy source(s). 3. location of main water and fuel shut-off valves. 6.2 The inspector is NOT required to: A. inspect: 1. clothes washing machine connections. 2. interiors of vent systems, flues, and chimneys that are not readily accessible. 3. wells, well pumps, and water storage related equipment. 4. water conditioning systems. 5. solar, geothermal, and other renewable energy water heating systems. 6. manual and automatic re-extinguishing and sprinkler systems and landscape irrigation systems. 7. septic and other sewage disposal systems. B. determine: 1. whether water supply and sewage disposal are public or private. 2. water quality. 3. the adequacy of combustion air components. C. measure water supply low and pressure, and well water quantity. D. fill shower pans and fixtures to test for leaks.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
11.3.1 - Water Heater

Improper Installation

Water heater is missing the "discharge pipe" for the Temperature/Pressure Relief Valve". Note that this pipe should extend from the TPRV downward to within 6" of the floor (left open at the bottom).  Recommend qualified plumber evaluate & repair.

Pipes Plumbing Contractor

12 - Air Conditioning

IN NI NP O
12.1 Cooling Equipment X X
12.2 Distribution System X
Type
Air Conditioner
Cooling Equipment: Brand
Bryant


Cooling Equipment: Energy Source/Type
Electric
Cooling Equipment: Location
Exterior North
Distribution System: Configuration
Central
Cooling Equipment: SEER Rating
22

Modern standards call for at least 13 SEER rating for new install. 

Read more on energy efficient air conditioning at Energy.gov.

9.1 The inspector shall: A. open readily openable access panels. B. inspect: 1. central and permanently installed cooling equipment. 2. distribution systems. C. describe: 1. energy source(s). 2. cooling systems. 9.2 The inspector is NOT required to: A. inspect electric air cleaning and sanitizing devices. B. determine cooling supply adequacy and distribution balance. C. inspect cooling units that are not permanently installed or that are installed in windows. D. inspect cooling systems using ground source, water source, solar, and renewable energy technologies.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
12.1.1 - Cooling Equipment

Unit not level

Concrete pad supporting the outdoor condensing unit is not level. This can cause acceleratead deterioration of components. Recommend licensed HVAC contractor level the unit.

Th Heating and Cooling Contractor