Loading
Document Name
Sort Generated Document By
Total Credit Requested
$ 0.00
Preview
Create
Header Text
Total Credit Requested
$ 0.00
Preview
Create
Viewing:

1234 Main St.
Charlotte, NC 28210
03/30/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
1
Maintenance item
21
Recommendation
1
Safety hazard

The Summary page is not the entire report.  The complete report may include additional information of interest or concern.  It is strongly recommended that you promptly read the complete report.  For information regarding the negotiability of any item in this report under the real estate purchase contract, contact your North Carolina real estate agent or an attorney.

1 - Inspection Details

In Attendance
Client, Client's Agent, Home Owner
Occupancy
Furnished, Occupied
Style
Contemporary, Ranch
Temperature (approximate)
58 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Heavy Rain
Interior photos: Interior photo
Photos

Photographs and/or illustrations are intended to show an example of and/or to assist with a better understanding of a defect or comment. Photos/Illustrations alone are not sufficient for understanding the details and or magnitude of an issue.  Any repair/s undertaken should include an in-depth assessment by the repair contractor in conjunction with the written commentary herein and should not be reliant solely any limited photo.

Exterior photos: Exterior photos
Occupied home

Any home which is occupied, furnished or has personal items preset at the time of the inspection will limit the inspection. A full inspection of the interior walls, floors and cabinets was not possible. It is recommended that the subject areas be reinspected by the owner and/or buyer when the contents have been removed noting any defects and repairing as necessary.

2 - Exterior

IN NI NP D
2.1 Siding, Flashing & Trim X X
2.2 Eaves, Soffits & Fascia X
2.3 Exterior Doors X X
2.4 Walkways, Patios & Driveways X X
2.5 Decks, Balconies, Porches & Steps X
2.6 Vegetation, Grading, Drainage & Retaining Walls X X
Inspection Method
Visual
Siding, Flashing & Trim: Siding Material
Vinyl, Brick Veneer
Siding, Flashing & Trim: Siding Style
Running bond
Exterior Doors: Exterior Entry Door
Fiberglass
Walkways, Patios & Driveways: Driveway Material
Concrete
Decks, Balconies, Porches & Steps: Appurtenance
Covered Porch, Front Porch
Decks, Balconies, Porches & Steps: Material
Concrete

.1107 EXTERIOR
(a) The home inspector shall inspect:
(1) Wall cladding, flashings, and trim;(2) Entryway doors and a representative number of windows;(3) Garage door operators;(4) Decks, balconies, stoops, steps, areaways, porches, and appurtenant railings;(5) Eaves, soffits, and fascias;(6) Driveways, patios, walkways, and retaining walls; and(7) Vegetation, grading, and drainage with respect only to their effect on the condition of the building.(b) The home inspector shall:(1) Describe wall cladding materials;(2) Operate all entryway doors;(3) Operate garage doors manually or by using installed controls for any garage door operator;
(4) Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable
resistance during closing; and
(5) Probe exterior wood components where deterioration is suspected.(c) The home inspector is not required to inspect:(1) Storm windows, storm doors, screening, shutters, and awnings;(2) Fences;(3) For the presence of safety glazing in doors and windows;(4) Garage door operator remote control transmitters;(5) Geological conditions;(6) Soil conditions;(7) Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground
equipment, and other exercise, entertainment, or athletic facilities), except as otherwise required in 11
NCAC 8.1109(d)(5)(F);(8) Detached buildings or structures; or
(9) For the presence or condition of buried fuel storage tanks.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
2.1.1 - Siding, Flashing & Trim

Missing Weep holes

Missing Weep  holes, which provides no path for moisture to exit.  This can damage underlayment, or other hidden wall components.  Recommend a masonry contractor evaluate and fix.

Brick Masonry Contractor
$
Credit
Comment
2.1.2 - Siding, Flashing & Trim

Siding damage

Minor siding damage at detached garage.  This can lead to moisture damage of the interior walls and/or substrate.    Recommend repair by qualified contractor.

Contractor Qualified Professional
$
Credit
Comment
2.1.3 - Siding, Flashing & Trim

Caulking
All windows

Caulking is failing in several areas, and could allow moisture to enter the structure.    This can lead to unseen damage, and other moisture issues.  Recommend re-caulking by qualified professional and routine maintenance thereafter.

Contractor Qualified Professional
$
Credit
Comment
2.3.1 - Exterior Doors

Wood rot at door trim/jamb
Detached garage

Wood rot/repair at the door jam/trim found at the detached garage.  This can lead to additional moisture issues within the structure.  Recommend repair/replacement by qualified contractor.

May be related to the water entry at the left corner of the garage.

Contractor Qualified Professional
$
Credit
Comment
2.4.1 - Walkways, Patios & Driveways

Driveway Cracking - Minor

Minor cosmetic cracks observed, which may indicate movement in the soil. Recommend monitor and/or have concrete contractor patch/seal.

$
Credit
Comment
2.4.2 - Walkways, Patios & Driveways

Walkway Cracking - Minor

Minor cosmetic cracks observed. Recommend monitor and/or patch/seal.
$
Credit
Comment
2.6.1 - Vegetation, Grading, Drainage & Retaining Walls

Negative Grading
Flag pole area/Back patio

Grading is sloping towards the home in some areas. This could lead to water intrusion and foundation issues. Recommend qualified landscaper or foundation contractor regrade so water flows away from home.

Here is a helpful article discussing negative grading. 

Triangle Grading Contractor
$
Credit
Comment
2.6.2 - Vegetation, Grading, Drainage & Retaining Walls

Negative Grading
Detached garage (left front corner)

Grading is sloping towards foundation of the detached garage, and causing water to pool in the garage. This water intrusion will deteriorate the sill plate and attached framing, and may contribute to other foundation issues. Recommend qualified landscaper or foundation contractor regrade so water flows away from garage wall.

Here is a helpful article discussing negative grading. 

Triangle Grading Contractor

3 - Built-in Appliances

IN NI NP D
3.1 General X
3.2 Dishwasher X
3.3 Range/Oven/Cooktop X
3.4 Refrigerator X
3.5 Garbage Disposal X
3.6 Built-in Microwave X
Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Range/Oven/Cooktop: Range/Oven Brand
Frigidaire
Range/Oven/Cooktop: Range/Oven Energy Source
Gas
Refrigerator: Brand
Kitchen Aid
Dishwasher: Brand
Kenmore

.1115 BUILT-IN KITCHEN APPLIANCES
(a) The home inspector shall inspect and operate the basic functions of the following kitchen appliances: (1) Installed dishwasher(s), through a complete cycle;(2) Range(s), cook top(s), and permanently installed oven(s);(3) Trash compactor(s);(4) Garbage disposal(s);(5) Ventilation equipment or range hood(s); and (6) Installed microwave oven(s).

(b) The home inspector is not required to inspect:(1) Clocks, timers, self-cleaning oven functions, or thermostats for calibration or automatic operation; (2) Non built-in appliances; or(3) Refrigeration units.(c) The home inspector is not required to operate:(1) Appliances in use; or(2) Any appliance that is shut down or otherwise inoperable.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

4 - Doors, Windows & Interior

IN NI NP D
4.1 Doors X X
4.2 Windows X X
4.3 Floors X
4.4 Walls X
4.5 Ceilings X X
4.6 Steps, Stairways & Railings X
4.7 Countertops & Cabinets X
Windows: Window Manufacturer
Unknown
Windows: Window Type
Double-hung
Floors: Floor Coverings
Engineered Wood, Hardwood, Tile
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Granite
Dryer Power Source
Unknown
Dryer Vent
Metal
Normal wear and tear

Since this is an existing home and it has been lived in, normal wear and tear condition were present on the floor coverings. Scratches, dings, raised seams, stains and worn finish are not uncommon. These conditions while not visually pleasing did not impact the function and use of the flooring or present a safety hazard. As such, they are considered cosmetic. Should any of these conditions present a concern consulting with your agent for options, suggestions and recommendations is advised.

Washer/Dryer not inspected

Informational Comment - A washer and/or dryer were present at the time of the inspection, these are not considered built in appliances and usually do not remain in the home. These were not inspected or tested. You should consult with your agent or check your purchase agreement to determine if these will remain with the home,

Washer/Dryer Limitations

Informational Comment - The presence of the washer and/or dryer limited the inspection of the laundry area. We did not inspect behind, under or the back of the appliances. After the appliances have been removed and prior to the purchase of the home, the buyer should view the laundry room for indications of water penetration, damage, or other concerns. Before the installation of your washer and dryer, the installer should inspect and verify the washer drain, the dryer exhaust duct, and the electrical service receptacles are properly installed, adequately sized and safe for use.

.1113 INTERIORS
(a) The home inspector shall inspect:(1) Walls, ceiling, and floors;(2) Steps, stairways, balconies, and railings;
(3) Counters and a representative number of built-in cabinets; and (4) A representative number of doors and windows.(b) The home inspector shall:(1) Operate a representative number of windows and interior doors; and(2) Report signs of water penetration into the building or signs of abnormal or harmful condensation on building
components.

(c) The home inspector is not required to inspect:(1) Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; (2) Carpeting; or(3) Draperies, blinds, or other window treatments; or(4) Coatings on and hermetic seals between panes of glass in windows and doors.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
4.1.1 - Doors

Door Sticks
Master closet

Door sticks and is tough to open. Recommend sanding down offending sides.

Here is a helpful DIY article on how to fix a sticking door. 

Tools Handyman/DIY
$
Credit
Comment
4.2.1 - Windows

Windows not latching

Several windows found to be difficult to latch, or would not latch.   Recommend a qualified window contractor adjust.

Contractor Qualified Professional
$
Credit
Comment
4.5.1 - Ceilings

Stain on Ceiling
Half bath

The ceiling covering revealed a water stain in the half bath.  I was unable to determine the exact cause, but the leak was not active. Water can impact the components of a home, over time a leak can cause damage and promote organic growth. All indications of leaks should be throughly evaluated. We recommend you ask the homeowner about the history of these conditions/repairs. If information is not available or you are not satisfied with the details or it still presents a concern then a qualified contractor should inspect for similar conditions, diagnosis the cause/source, determine the scope of repairs necessary and make all repairs required.

Contractor Qualified Professional

5 - Fireplace

IN NI NP D
5.1 Vents, Flues & Chimneys X
5.2 Lintels X
5.3 Damper Doors X
5.4 Cleanout Doors & Frames X
Type
Gas

I. The inspector shall inspect:readily accessible and visible portions of the fireplaces and chimneys;lintels above the fireplace openings;damper doors by opening and closing them, if readily accessible and manually operable; and cleanout doors and frames. II. The inspector shall describe:the type of fireplace. III. The inspector shall report as in need of correction:evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;manually operated dampers that did not open and close;

the lack of a smoke detector in the same room as the fireplace;

the lack of a carbon-monoxide detector in the same room as the fireplace; and

cleanouts not made of metal, pre-cast cement, or other non-combustible material.  IV. The inspector is not required to:inspect the flue or vent system.inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.determine the need for a chimney sweep.operate gas fireplace inserts.light pilot flames.determine the appropriateness of any installation.inspect automatic fuel-fed devices.inspect combustion and/or make-up air devices.inspect heat-distribution assists, whether gravity-controlled or fan-assisted.ignite or extinguish fires.determine the adequacy of drafts or draft characteristics.move fireplace inserts, stoves or firebox contents.perform a smoke test.dismantle or remove any component.perform a National Fire Protection Association (NFPA)-style inspection.perform a Phase I fireplace and chimney inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

6 - Bathrooms

IN NI NP D
6.1 Bathroom Toilets X
6.2 Sinks, Tubs & Showers X
6.3 Bathroom Exhaust Fan / Window X
6.4 GFCI & Electric in Bathroom X
6.5 Heat Source in Bathroom X
6.6 Cabinetry, Ceiling, Walls & Floor X
6.7 Door X
Sinks, Tubs & Showers: Ran Water at Sinks, Tubs & Showers

I ran water at all bathroom sinks, bathtubs, and showers. I inspected for deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously. 

The home inspector will inspect: 

  • interior water supply, including all fixtures and faucets, by running the water;
  • all toilets for proper operation by flushing; and 
  • all sinks, tubs and showers for functional drainage.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

7 - Heating/Cooling

IN NI NP D
7.1 Equipment X X
7.2 Normal Operating Controls X
7.3 Distribution Systems X X
7.4 Presence of Installed Heat/cooling Source in Each Room X
Equipment: Energy Source
Electric
Equipment: Heat Type
Heat Pump
Equipment: Manufacture Date
2005
Distribution Systems: Ductwork
Insulated
Equipment: Brand
American Standard

1111 HEATING
(a) The home inspector shall inspect permanently installed heating systems including:(1) Heating equipment;(2) Normal operating controls;(3) Automatic safety controls;(4) Chimneys, flues, and vents, where readily visible;(5) Solid fuel heating devices;(6) Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters,registers, radiators, fan coil units, convectors; and(7) The presence or absence of an installed heat source for each habitable space.(b) The home inspector shall describe the:(1) Energy source; and(2) Heating equipment and distribution type.(c) The home inspector shall operate the systems using normal operating controls appropriate to weather conditions at the time of the inspection.(d) The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector shall report the method of inspection used to inspect the heating system and whether or not access panels were removed.

(e) The home inspector is not required to:(1) Operate heating systems when weather conditions or other circumstances may cause equipment damage or when inappropriate to weather conditions at the time of inspection;(2) Operate automatic safety controls;(3) Ignite or extinguish solid fuel fires; or(4) Ignite a pilot light; or (5) Inspect:(A) The interior of flues;(B) Fireplace insert flue connections; (C) Heat exchanges;(D) Humidifiers;(E) Electronic air filters;(F) The uniformity or adequacy of heat supply to the various rooms; or (G) Solar space heating equipment.

Cooling


.1112 AIR CONDITIONING
(a) The home inspector shall inspect:(1) Central air conditioning and through-the-wall ductless installed cooling systems including:(A) Cooling and air handling equipment; and(B) Normal operating controls.(2) Cooling distribution systems including:(A) Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan- coil units; and(B) The presence or absence of an installed cooling source for each habitable space.(b) The home inspector shall describe the:(1) Energy sources; and(2) Cooling equipment type.
(c) The home inspector shall operate the systems using normal operating controls appropriate to weather conditions atthe time of the inspection.(d) The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine
homeowner maintenance. The home inspector shall report the method used to inspect the air conditioning system
and whether or not access panels were removed. 

(e) The home inspector is not required to:
(1) Operate cooling systems when weather conditions or other circumstances may cause equipment damage;
(2) Inspect window air conditioners; or
(3) Inspect the uniformity or adequacy of cool-air supply to the various rooms.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
7.1.1 - Equipment

Water dripping/rust

Water was observed dripping from the HVAC air condition evaporator coil cabinet in the crawlspace. This is an indication that adverse conditions in need of repair may be present inside the cabinet and/or the system is not functioning as intended. . Improper condensate water management can result in damage to the system components and cabinet. Excessive water in the crawlspace can result in unwanted environmental condition. We recommend further evaluation by a licensed and qualified HVAC contractor to determine the cause(s), the scope of corrective actions and then make all repairs.

Fire HVAC Professional
$
Credit
Comment
7.3.1 - Distribution Systems

Ducts Not Properly Sealed

Air supply/return ducts were not properly sealed. Recommend a qualified HVAC contractor seal supply and return ducts for maximum efficiency. This will allow entry of unconditioned air into the system and home. Increased energy usage and cost, along with air quality concerns.  We recommend that a qualified HVAC contractor inspect the system to determine if cleaning/remediation is required and implement repairs and other corrective actions as they determine necessary.

Fire HVAC Professional

8 - Electrical

IN NI NP D
8.1 Service Entrance Conductors X
8.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X
8.3 Branch Wiring Circuits, Breakers & Fuses X
8.4 Lighting Fixtures, Switches & Receptacles X X
8.5 GFCI & AFCI X
8.6 Smoke Detectors X
8.7 Carbon Monoxide Detectors X
Service Entrance Conductors: Electrical Service Conductors
120/240, Below Ground, Aluminum
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
General Electric
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Right
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
Garage, Back, Detached garage


                    + Add a caption

Electrical Sub panel blocked
Garage

The electrical sub panel was blocked by personal items. This prevented access to the panel or a insufficient work area was present to safely access the panel and remove the cover. . As such the panel and its components was not inspected and we were unable to determine the presence or absence of any abnormal conditions. If this presents a concern you should have the panel evaluated by a qualified electrical contactor when it is accessible.

1110 ELECTRICAL
(a) The home inspector shall inspect:(1) Electrical service entrance conductors;(2) Electrical service equipment, grounding equipment, main overcurrent device, and interiors of panelboard
enclosures unless unsafe conditions are reported;(3) Amperage and voltage ratings of the electrical service;(4) Branch circuit conductors, their overcurrent devices, and the compatibility of their ampacities at the
interiors of panelboard enclosures unless unsafe conditions are reported;(5) The operation of a representative number of installed ceiling fans, lighting fixtures, switches, and
receptacles located inside the house, garage, and on the dwellings exterior walls;(6) The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all
receptacles in the garage or carport, and on the exterior of inspected structures;(7) The operation of ground fault circuit interrupters; and(8) Smoke detectors and installed carbon monoxide alarms.
NC Home Inspector Licensure Board NC General Statutes and NC Administrative Code Page 23 of 40(b) The home inspector shall describe:(1) Electrical service amperage and voltage;(2) Electrical service entry conductor materials;(3) The electrical service type as being overhead or underground; and(4) The location of main and distribution panels.(c) The home inspector shall report in writing the presence of any readily accessible single strand aluminum branch circuit wiring.(d) The home inspector shall report in writing on the presence or absence of smoke detectors, and installed carbon monoxide alarms in any homes with fireplaces, fuel fired appliances, or attached garages, and operate their test function, if readily accessible, except when detectors are part of a central system.

(e) The home inspector is not required to:(1) Insert any tool, probe, or testing device inside the panels;(2) Test or operate any overcurrent device except ground fault circuit interrupters;(3) Dismantle any electrical device or control other than to remove the covers of panelboard enclosures; or(4) Inspect:(A) Low voltage systems;(B) Security systems and heat detectors;(C) Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system;(D) Built-in vacuum equipment;(E) Back up electrical generating equipment;(F) Other alternative electrical generating or renewable energy systems such as solar, wind, or hydro
power;(G) Battery or electrical automotive charging systems; or(H) Electrical systems to swimming pools or spas, including bonding and grounding.


  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
8.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Incorrect breaker used

GE panel contains Eaton breakers, which may not be compatible.  This can be a safety hazard, and we recommend review by a qualified electrical contractor.

Electric Electrical Contractor
$
Credit
Comment
8.4.1 - Lighting Fixtures, Switches & Receptacles

Outlets not functioning and loose
Detached garage

Several outlets along the right side and back of detached garage, found not functioning.   Recommend repair by Electrical contractor

Electric Electrical Contractor

9 - Plumbing

IN NI NP D
9.1 Main Water Shut-off Device X
9.2 Drain, Waste, & Vent Systems X
9.3 Water Supply & Distribution Systems X
9.4 Hot Water Systems, Controls, Flues & Vents X
9.5 Fuel Storage & Distribution Systems X
9.6 Sump Pump X
Water Source
Well
Filters
Whole house conditioner
Main Water Shut-off Device: Location
Crawlspace
Water Supply & Distribution Systems: Distribution Material
Pex
Water Supply & Distribution Systems: Water Supply Material
Pex
Hot Water Systems, Controls, Flues & Vents: Capacity
0 gallons

Unlimited 

Hot Water Systems, Controls, Flues & Vents: Location
Crawlspace
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Propane
Informational comment about septic system

Informational Comment - Evidence suggests that a septic system provides service for the home's waste water. You should verify this with the homeowner or your real estate agent. The septic components were not located or inspected. Inspection of septic systems and their component falls outside the scope of a general home inspection. Since most of the components are buried and not visible the following is recommended.
Request disclosure from the homeowner's on the date of last service and any installation records.
If the system has not been inspected or pumped in the last 1-2 years. Pumping and inspection of the holding tank, distribution box and drain field is recommended by a qualified contractor experienced with septic systems.
Pump and inspect the holding tank every 2-4 years depending on the volume of use.
 

Hot Water Systems, Controls, Flues & Vents: Manufacturer
Rinnai

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

Here is a nice maintenance guide from Lowe's to help. 


Hot Water Systems, Controls, Flues & Vents: Tankless water heater maintenance

https://www.rinnai.us/faq/tankless-water-heater/how-do-i-clean-my-tankless-water-heater

Fuel Storage & Distribution Systems: Main Gas Shut-off Location
At Tank, Crawlspace
Fuel Storage & Distribution Systems: CCST present
At Tankless water heater

The gas piping in this house includes corrugated stainless steel tubing (CSST). The presence of an electrical bonding connection between the gas piping system and the electrical system was not verified, other than connections at the gas appliances that utilize the grounding conductors for the appliances. This may not have been required when this home was built. However, most manufactures now require bonding. Its best to check the manufactures installation guidelines, or with the local building standards department to determine when and if it was required. The lack of strong electrical bonding may increase the potential for electrical storms to cause arcing at the CSST gas piping that may result in perforation of the piping, gas leaks, and fires. If this presents a concern then you should consult with a licensed gas rated contractor (usually a plumber) for recommendations and repairs.
Additional information CSST Safety CSST FAQ's

1109 PLUMBING
(a) The home inspector shall inspect:(1) Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures
and faucets; functional flow; leaks; and cross connections;(2) Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and
pipe insulation; leaks; and functional drainage;(3) Hot water systems including: water heating equipment; normal operating controls; automatic safety
controls; and chimneys, flues, and vents;(4) Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting,
and supports; leaks; and(5) Sump pumps.(b) The home inspector shall describe:(1) Water supply and distribution piping materials;(2) Drain, waste, and vent piping materials;(3) Water heating equipment, including fuel or power source, storage capacity or tankless point of use demand
systems, and location; and(4) The location of any main water supply shutoff device.(c) 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.

(d) The home inspector is not required to:(1) State the requirement for or effectiveness of anti-siphon devices;(2) Determine whether water supply and waste disposal systems are public or private or the presence or
absence of backflow devices;(3) Operate automatic safety controls;(4) Operate any valve except water closet flush valves, fixture faucets, and hose faucets;(5) Inspect:(A) Water conditioning systems;(B) Fire and lawn sprinkler systems;(C) On-site water supply quantity and quality;(D) On-site waste disposal systems;(E) Foundation irrigation systems;(F) Bathroom spas, whirlpools, or air jet tubs except as to functional flow and functional drainage;(G) Swimming pools;(H) Solar water heating equipment; or(I) Fixture overflow devices or shower pan liners;(6) Inspect the system for proper sizing, design, or use of materials.(7) Report on the absence or presence of thermal expansion tanks; or,(8) Report on the adequacy of the reported water heater capacity.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

10 - Garage

IN NI NP D
10.1 Ceiling X
10.2 Floor X
10.3 Walls & Firewalls X
10.4 Garage Door X
10.5 Garage Door Opener X
10.6 Occupant Door (From garage to inside of home) X
Garage Door: Material
Non-insulated, Aluminum
Garage Door: Type
Sectional
Automobile present

The presence of an automobile limited testing of the garage door. For safety and liability reasons we did not test the garage door or their safety features when a car is present. Failure of the door to operate properly during these tests could result in damage to the automobile. Recommend a qualified contractor service and test of the door when the area is empty and it is safe for testing. Noting any defect and making repairs as required to ensure safe and reliable operation and use of the door assembly and opener mechanism.

Personal Items & Storage

Personal Items & Storage - As there were personal items stored and/or vehicle(s) present in the garage at the time of the inspection. A full inspection of the interior walls, and floor was not possible. It is recommended that the subject areas be reinspected by the owner and/or buyer when the contents has been removed noting any defects and repairing as necessary

Garage Door Opener not inspected.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

11 - Attic, Insulation & Ventilation

IN NI NP D
11.1 Attic Insulation X
11.2 Ventilation X
11.3 Exhaust Systems X
11.4 Attic roof structure X X
11.5 Attic Access X
Attic Insulation: Insulation Type
Blown, Loose-fill
Ventilation: Ventilation Type
Soffit Vents, Ridge Vents
Exhaust Systems: Exhaust Fans
Fan with Light

.1114 INSULATION AND VENTILATION
(a) The home inspector shall inspect:(1) Insulation and vapor retarders in unfinished spaces;(2) Ventilation of attics and foundation areas;(3) Kitchen, bathroom, and laundry venting systems; and(4) The operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. (b) The home inspector shall describe:(1) Insulation in unfinished spaces; and(2) The absence of insulation in unfinished space at conditioned surfaces.

(c) The home inspector is not required to report on:(1) Concealed insulation and vapor retarders; or
(2) Venting equipment for household appliances that are not required to be inspected pursuant to the North Carolina Home Inspector Standards of Practice. (d) The home inspector shall:(1) Move insulation where readily visible evidence indicates a problem; and (2) Move floor insulation where plumbing drain/waste pipes penetrate floors, adjacent to earth-filled stoops or porches, and at exterior doors.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
11.4.1 - Attic roof structure

Active water penetration (attic)

Evidence of active water leak observed in the attic on the roof sheathing and framing members.  The location of the leak roughly corresponded to the repaired areas noted on the chimney of the home. Consult with a roofing contractor for further investigations to determine the corrective actions required and them implement repairs accordingly.

Bucket placed to catch leaking

Roof Roofing Professional
$
Credit
Comment
11.4.2 - Attic roof structure

Staining on rafter

Noted staining on rafter (as you enter the attic) which was not active at time of inspection.  Continue to monitor, and if of concern, recommend qualified contractor evaluate and repair the cause.

Contractor Qualified Professional

12 - Basement, Foundation, Crawlspace & Structure

IN NI NP D
12.1 Foundation X X
12.2 Basements & Crawlspaces X X
12.3 Vapor Retarders (Crawlspace or Basement) X
12.4 Floor Structure X
12.5 Wall Structure X
Inspection Method
Crawlspace Access, Visual
Foundation: Material
Brick, Masonry Block
Floor Structure: Basement/Crawlspace Floor
Dirt
Floor Structure: Material
Wood I-Joists
Floor Structure: Sub-floor
Plywood
Added support and repairs

Noted the addition of support and repairs made under whirlpool tub.  Support appears adequate and professionally done.

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
12.1.1 - Foundation

Foundation Vents at grade
Flag pole area

The foundation vent(s) are at or below ground level at flag pole area, which can allow water to enter crawlspace. At a minimum a half-round dam should be installed. The dirt inside well should be replaced with approximately four inches of gravel. A couple of inches clearance between gravel and vent opening is recommended. The best practice is to add a foundation drain that will direct the water away from the vent well and home.

Foundation Foundation Contractor
$
Credit
Comment
12.2.1 - Basements & Crawlspaces

High Moisture Levels

 

Signs of high moisture levels in the crawlspace noted.  A history of elevated moisture levels resulting from the noted water intrusion and restricted ventilation will impact the building components (rusting of pipes and ducts). Ongoing deterioration will result along with the risk of unwanted environmental conditions that could impact indoor air quality.  Consulting with one or more contractors about crawlspace moisture control is advised.   They should evaluate the present conditions, the scope of corrective actions required  and then implement repairs as necessary to control the moisture levels/ prevent further water intrusion.

Foundation Foundation Contractor
$
Credit
Comment
12.2.2 - Basements & Crawlspaces

Crawlspace standing water

Standing water was observed on the plastic vapor barrier in several areas of the crawlspace.      Water in the crawlspace can result in the development of unwanted environmental conditions.  We recommend that a foundation contractor review the drainage systems and grade in all areas and make improvements as needed.  Suspect three areas of water entry (front low foundation vent area, and back patio.)   These areas may require monitoring during heavy rain to determine the exact source of the water penetration and the type and extent of corrective actions required.

Hardhat General Contractor
$
Credit
Comment
12.2.3 - Basements & Crawlspaces

Extension cord used

Extension cord used for permanent application (to power water softener) which is a safety hazard.  Recommend qualified electrician install appropriate outlet.

Electric Electrical Contractor

13 - Roof

IN NI NP D
13.1 Coverings X
13.2 Roof Drainage Systems X X
13.3 Flashings X
13.4 Skylights, Chimneys & Other Roof Penetrations X
Inspection Method
Ground
Roof Type/Style
Gable, Hip
Coverings: Material
Asphalt
Roof Drainage Systems: Gutter Material
Seamless Aluminum
Flashings: Material
Aluminum
Skylights, Chimneys & Other Roof Penetrations: Chimney repairs

Noted (and owner shared) repairs done to chimney for prior leak.

1108 ROOFING
(a) The home inspector shall inspect:(1) Roof coverings;(2) Roof drainage systems;(3) Flashings;(4) Skylights, chimneys, and roof penetrations; and(5) Signs of' leaks or abnormal condensation on building components.(b) The home inspector shall:(1) Describe the type of roof covering materials; and(2) Report the methods used to inspect the roofing.
(c) The home inspector is not required to:
(1) Walk on the roofing; or
(2) Inspect attached accessories including solar systems, antennae, and lightning arrestors.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
13.2.1 - Roof Drainage Systems

Gutter Leakage

Gutters were observed to be leaking in one or more areas. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor evaluate and adjust gutters for proper functionality. 

Gutter cleaning icon Gutter Contractor