This inspection will be performed in accordance with the North Carolina Home Inspector Licensure Boards Standards of Practice.
This inspection will be performed in accordance with the North Carolina Home Inspector Licensure Boards Standards of Practice.
|2.2||Roof Drainage Systems||X||X|
|2.4||Skylights, Chimneys & Other Roof Penetrations||X|
There are portions of finished roofs that are not usually readily visible such as underlayment, battens for tile roofs, fasteners at the roof surface and parts of flashing behind the cladding and under coverings. Additionally, portions of the roof may not be able to be inspected due to the height of the roof and the inability to gain a clear view of the components. Inspectors are not required to walk on roofs. Any portion of the roof that is unable to be inspected by the home inspector should be further evaluated by a qualified roofing contractor.
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
The asphalt composition shingle roof had torn or split shingles which could lead to moisture intrusion. Recommend a qualified professional perform repairs.
Debris has accumulated in the gutters. Recommend cleaning to facilitate water flow.
Here is a DIY resource for cleaning your gutters.
The home was missing downspouts in one or more areas. This condition may void the manufacturer's warranty and will cause accelerated deterioration. Have a downspout connected and terminated into the lower gutter.
Flashings observed to be loose or separated, which can lead to water intrusion which will cause structural damage and promote rot. Recommend contacting a qualified roofing contractor for repair.
|3.1||Siding, Flashing & Trim||X|
|3.3||Walkways, Patios & Driveways||X|
|3.4||Decks, Balconies, Porches & Steps||X||X|
|3.5||Eaves, Soffits & Fascia||X|
|3.6||Vegetation, Grading, Drainage & Retaining Walls||X||X|
|3.7||Windows exterior side||X||X|
An inspection of the exterior is not a guarantee of the exterior. Some portions cannot be seen such as behind siding and trim materials. Certain angles may be unable to be viewed adequately. The exterior inspection is a visible non-invasive inspection that is not technically exhaustive. Any signs of moisture entry into the building envelope after an extended period of time should be evaluated and repaired where necessary by a qualified professional.
Inspection of walkways and driveways are visual inspections of the walking surface, not the soil underneath. Adverse conditions may or may not exist below the walking surface such as soil erosion and are not able to be determined from a Home Inspector.
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.
Door is missing one or more pieces of hardware. Hardware is essential for proper egress without special tools or knowledge. Recommend replacing or upgrading.
Observed Excessive Splitting of deck post. This issue should be resolved to prevent further damage, which may lead to post failure. Have a deck professional evaluate and repair or replace as needed.
The yard was uneasy to traverse due to soft wet soil. My feet were sinking into the soil as I walked in the yard. To safely walk I walked on the side of the foundation where the soil was compacted. This may cause someone to fall and injure themselves. Contact a landscaper for further evaluation.
On the exterior window frames at the kitchens on the left side, the inspector found what appears to be from a chemical spray. It looks almost identical to forms of microbial growth or mildew. Have this evaluated and cleaned.
|4.2||Basements & Crawlspaces||X||X|
The foundation of a home cannot be fully inspected due to some components such as footings being below grade. This is a visual inspection of the readily visible components of the foundation and structure. Additionally, an inspector is unable to determine proper underground installation techniques of slab-on-grade or crawlspace type foundations that are already existing. This is because many proper installation techniques have to do with gravel compaction, vapor barriers, water-resistant applications, footing depth, and the like. However, many structures/foundations with issues often leave clues above grade and in visible locations that inspectors are able to find and defer for further evaluation.
The floor structure is not completely visible and is not able to be fully inspected. This inspection is focused on inspecting and taking clues from what is readily visible. Additionally, floor structures on slabs are not able to be inspected because there is no access to it from underneath.
Wall structures once finished cannot be fully inspected due to unseen components that are not visible. The wall structure inspection is based on what is readily visible at the time of the inspection.
STRUCTURAL COMPONENTS (a) The home inspector shall inspect structural components including: (1) Foundation; (2) Floors; (3) Walls; (4) Columns or piers; (5) Ceilings; and (6) Roofs. (b) The home inspector shall describe the type of: (1) Foundation; (2) Floor structure; (3) Wall structure; (4) Columns or piers; (5) Ceiling structure; and (6) Roof structure. (c)
The home inspector shall: (1) Probe structural components where deterioration is suspected; (2) Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; (3) Report the methods used to inspect under floor crawl spaces and attics; and (4) Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.
Daylight is visible where concrete and wood frame meet. This condition may allow moisture intrusion. Have this evaluated and sealed properly.
There is open crawlspace access that doesnt have a door. This is an entryway for pests and larger animals that will nest in crawlspaces. Additionally, animals have been known to damage ductwork. Have a crawlspace door installed for protection against the possible issue.
Unable to access the crawlspace from the door. The provided keys didnt work
The inspector observed debris and leaves inside the crawlspace. This may attract pests as well as allow for elevated moisture levels. Have the debris and leaves removed.
The inspector found evidence of high moisture around the water line. This may cause undermining of the soil. Have this evaluated for leaks and repaired if necessary.
Observed fallen insulation. Insulation is designed to prevent heat loss. Have the insulation replaced.
There is a brace in the attic that appears to be installed improperly. The nails arent driven fully and there appears to be no bearing for the brace. Have this evaluated and corrected by a framing specialist.
|5.2||Normal Operating Controls||X|
|5.4||Presence of Installed Heat Source in Each Room||X|
There are many components of a heating system that are not readily accessible or visible. These items include heat exchangers manifolds and other components that cannot be viewed without disassembly. This inspection was limited to readily accessible and visible components of the heating system. Technically exhaustive inspections should be completed by a certified HVAC specialist. Additionally, heating systems should not be operated when outside temperatures are above 65 degrees Fahrenheit, if the temperature was above this, the inspection was then limited to visual only without operating the heating system to turn on.
The ambient temperature should be below 65 degrees for safe operation, by the time I started on the heating portion of the inspection, it was 71 degrees. I felt that it was unsafe to operate at this time.
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.
|6.2||Normal Operating Controls||X|
|6.4||Presence of Installed Cooling Source in Each Room||X|
Modern standards call for at least 13 SEER rating for new install.
Read more on energy efficient air conditioning at Energy.gov.
(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, fancoil 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 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 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.
It is good home maintenance to change the air filters periodically. The lower return air filter has accumulated dust and bugs. Replace the filter for cooling and heating system longevity.
|7.1||Main Water Shut-off Device||X|
|7.2||Drain, Waste, & Vent Systems||X||X|
|7.3||Water Supply, Distribution Systems & Fixtures||X|
|7.4||Hot Water Systems, Controls, Flues & Vents||X||X|
|7.5||Fuel Storage & Distribution Systems||X|
The water main shutoff was located in the front closet. The cover that covered the hatch it was broken and written on when after the plumber left. The writing was not on the cover at first. I attempted to remove the cover because I suspected the water main to be behind it. However, I didn't see any possible way of removing it without breaking it.
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.
(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.
The vent to the front bathroom doesnt have an air vent and is terminated. For plumbing fixtures the vent should either terminate to the exterior or have an air admittance vent. This condition may create siphoning problems. Contact a plumber for further evaluation and corrections.
The drip pan was not installed. Drip pans are important for potential leakage. Recommend installation by a qualified professional.
Hardware not completed. Have the hardware installed for functionality
There is debris in the tubs drain catch that will impede flow and will not allow the use of the stopper. Have the debris cleaned out.
|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||X|
|8.7||Carbon Monoxide Detectors||X|
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. (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.
The main panel was missing a proper legend. This can create a safety concern in emergency situations. The legend should be clearly written on paper and should not use specific names such as Jon's room. Have an electrical contractor correct this by writing up a proper legend.
Observed exposed conductors in the panel due to over stripping the sheathing. This is not ideal for installation. Recommend an electrical contractor evaluate and trim excess leads for a safer and more streamline installation.
One or more receptacles have a damaged cover plate. Cover plates provide protection against exposed live wires. Recommend replacement.
One or more receptacles are missing a cover plate. This leaves wires uncovered. Recommend the installation of plates.
Blue tape was found on a receptacle in the front right bedroom. Contact the General Contactor for inquiry. If there is need for correction have a licensed electrical contractor For corrections.
Observed a receptacle that was not functioning. Have a licensed electrical contractor evaluate and make corrections to restore functionality.
No GFCI protection present in listed locations. GFCI is important for potentially damp areas and areas that may become wet. GFCI protection reduces potential shock hazard. Recommend licensed electrician upgrade by installing ground fault receptacles in all locations.
Here is a link to read about how GFCI receptacles keep you safe.
The GFCI receptacle was found to be wired improperly. Upon tripping the tester indicated hot and grounds are reversed. This is a potential electrical safety hazard. Contact a licensed electrical contractor for repairs.
The GFCI is not functioning. The test and reset button do not click. There appears to be no current to them. Contact a licensed electrical contractor for corrections.
|9.2||Vapor Retarders (Crawlspace or Basement)||X|
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.
The bathroom ventilation fan was found to be inoperable. Bathroom fans are important for lowering moisture levels. Have the fan evaluated and repaired or replaced by a qualified professional.
|10.6||Steps, Stairways & Railings||X||X|
|10.7||Countertops & Cabinets||X||X|
(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
Noting signs of repair. No action needed
Observed minor separation or cracking of the trim at the corner of a window. This could be due to the beginning of settlement or indication of improperly sized headers. Monitor this area for cracking and further movement.
The carpet had areas of staining or discoloration. Recommend a thorough steam clean by a qualified carpet cleaning company
Observed what appeared to be unevenness or settling of the subfloor or possible floor joist sag. This condition over time may lead to further settlement. Contact a flooring specialist for corrections or repairs.
Handrail balusters were loose. This could pose a safety hazard for children. Recommend a qualified handyman evaluate and fasten. (For videos see defect regarding posts and handrails)
There were loose railings or Newell posts at the time of the inspection. This could be a potential fall hazard. Have a qualified professional evaluate and make corrections.
When walking on the stairs the inspector noticed creaking and cracking sounds. This may indicate a fastener problem with the stairs. Contact a qualified professional for evaluation and corrections.
One or more cabinet handles were missing. Have the handles/knobs installed to allow proper use of the cabinets
One or more cabinet shelves are missing or not installed. This is a simple minor detail. Have the shelf installed for functionality.
Grout/ sealant lines were cracked or deteriorated. Recommend a handyman repair or replace grout/ sealant
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.
The range was not fastened to the floor/ missing an anti-tip bracket. This poses a safety hazard to children. Recommend a qualified contractor secure range so that it won't tip.