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Inspector's email:
Inspector's phone: (704) 408-2420
1246 River Highway, Suite #102 
Mooresville, NC 28117
Inspector: Gary Williams


Pre-Dry Wall Inspection Report

Client(s):  Gary Williams
Property address:  Lot # 0003 Inspection DR
Fort Mill, SC 29708
Inspection date:  Friday, June 10, 2016

This report published on Tuesday, June 28, 2016 7:29:28 PM CDT

This home was inspected according to the Standards of Practice of the applicable North or South Carolina Home Inspector Licensure Board/s, for the area of jurisdiction where the property is located.

Thank you for hiring 'Carolinas Energy Associates & Home Inspections, LLC' to be of service to you. We hope that you are pleased with the quality of our service, and that you would recommend us to others. Please read the report carefully, and call us with any questions that you might have. We remain your consultant indefinitely, and would be happy to assist you in any way that we can. We sincerely hope that you and your family will be happy and healthy in your new home.

This report is the exclusive property of 'Carolinas Energy Associates & Home Inspections, LLC' and the client whose name appears herewith, and its use by any unauthorized persons is strictly prohibited. We inspect all of the systems, components, and conditions described in accordance with the standards of NACHI, & NC/SC Home Inspector Licensure Board/s, and those that we do not inspect are clearly disclaimed in the contract and/or in the aforementioned standards. However, some components that are inspected and found to be functional may not necessarily appear in the report, simply because we do not wish to waste our client's time by having them read an unnecessarily lengthy report. This inspection is considered a point in time visual inspection and is not technically exhaustive. It is also not a warranty or guarentee, nor is it a code or compliance inspection. Unless specifically addressed within the report, this inspection does not verify the adequacy of the existing house design with past or current NC/SC state building codes. Before reading the following report, Client acknowledges receipt of a copy of the pre-inspection agreement form(last page of this report), and has carefully read and agreed to the contents therein.

This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of 'Carolinas Energy Associates & Home Inspections, LLC'.
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a safety hazard
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeCommentFor your information

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at

Table of Contents
General Information
Grounds / Decks / Steps
Plumbing / Fuel Systems
Water Heater
Interior Rooms / Stairs
Fireplaces / Chimneys

General Information
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SCOPE OF WORK: You have contracted with 'Carolinas Energy Associates & Home Inspections, LLC' to perform a generalist inspection, which is limited by the limitations, exceptions and exclusions so stated in the applicable Standards of Practice and this agreement, which is in accordance to the current Standards of Practice of the International Association of Certified Home Inspectors North Carolina Standards of Practice and/or South Carolina Standards of Practice This inspection is considered a point in time inspection of the conditions and systems as they exist on the day of the inspection. Generalist inspections are essentially visual, and distinct from those of specialists, inasmuch as they do not include the use of specialized instruments, the dismantling of equipment, or the sampling of air and inert materials. Consequently, a generalist inspection and the subsequent report will not be as comprehensive, nor as technically exhaustive, as that generated by specialists, and it is not intended to be. The purpose of a generalist inspection is to identify significant defects or adverse conditions that would warrant a specialist evaluation. Therefore, you should be aware of the limitations of this type of inspection, which are clearly indicated in the above mentioned standards. The inspection is not intended to document the type of cosmetic deficiencies that would be apparent to the average person, and certainly not intended to identify insignificant deficiencies. The basic home inspection carried out on this property does not include identification of, or research for, appliances and other items installed in the home that may be recalled. In accordance with the terms of the contract (copy as attached to this report), the service recommendations that we make in this report should be completed well before the close of escrow by licensed specialists, who may well identify additional defects or recommend some upgrades that could affect your evaluation of the property. Alterations, renovations, additions and/or modifications to the property are typically carried out by Licensed Contractors under the issuance of work permit/s. Any such work previously undertaken, should be disclosed by the Seller/s, and permits and certificate/s of occupancy should be verified. This is important because our inspection does not tacitly approve, endorse, or guarantee the integrity of any work that was done without a permit, and latent defects could exist. Validating permits and certificate/s of occupancy is beyond the scope of our general Inspection. This inspection is also NOT an environmental survey and is not intended to detect, identify, disclose or report on the presence of any actual or potential environmental concerns or hazards in the air, water, soil or building materials. Such environmental concerns and hazards include but are not limited to asbestos; radon; lead; urea formaldehyde; mold; mildew; fungus; odors; noise; toxic or flammable chemicals; water or air quality; PCB's or other toxins; electro-magnetic fields; underground storage tanks; proximity to toxic waste sites; carbon monoxide.
Realtor/Broker name: A.N. Other
Buyer's tel#: 843-260-5014
Buyer's e-mail:
Inspection start time: 10AM
Inspection end time: 12 Noon
Pre-drywall inspection comments: The framing inspection, also referred to as the pre-drywall inspection was conducted on subject property, this type of inspection is performed prior to the builder installing insulation and drywall. In this inspection, we examined the plumbing, electrical wiring and duct installations, the roof structure and roof surface. We visually examined the structural frame, inspecting a representative number of structural members for a variety of framing errors, such as: Unbolted sill plates, Overspanned structural members, Inadequate purlins (roof supports), Underbuilt bearing walls, Improper notching and boring, Severed plates and interrupted joists, Improper fire stops.
Present during inspection: Buyers Agent
Weather conditions: Clear
Outside weather temperature on day of Inspection: 80-90 deg.F
Ground condition: Dry
Home Inspection Fee: $400
Termite inspection carried out on property: No, Not required, new construction
Payment method: Credit card, Received with pre-inspection agreement form
Number of stories: 2
Type of construction: Wood frame
Style of construction: Transitional
Foundation type: Crawlspace
Age of building(s): 2016
Occupied: No, New Construction

Grounds / Decks / Steps
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Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Site profile: Minor slope

1) Grading and drainage is negative adjacent to the residence on the rear facing side of the property. The soil should slope away from the residence to a distance of at least six - ten feet away, to keep moisture away from the foundation and footing. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet. Creating a swale in the ground also helps to direct water away from the house. An even better solution is to install a 'French-drain" system, to learn more visit;
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Limitations: We do not evaluate landscape components, such as trees, shrubs, fountains, ponds, statuary, pottery, fire pits, patio fans, heat lamps, decorative or low-voltage lighting, or any mechanical or remotely controlled components, such as driveway gates. In addition, we do not comment on coatings or cosmetic deficiencies and the wear and tear associated with the passage of time, which would be apparent to the average person. However, cracks in hard surfaces can imply the presence of expansive soils that can result in continuous movement, but this could only be confirmed by a geological evaluation of the soil. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight. .Any comments made regarding these items are as a courtesy only.
Window material types: The type of window material present on this property are vinyl.
Window operating types: Single hung type of windows are found on this property.
Window glazing types: Double glass type of glazing has been installed on the windows found on this property. This consists of insulated glass that has two layers of glass with an air space between.
Storm windows or screens: No storm windows and or screens have been installed on the windows of this property. Windows may not provide ventilation during months when insects are active. Client may want to consider installing screens.
Apparent wall structure type: Wood frame

2) All window screens found missing. Screens are often removed for aesthetic reasons, but you may wish to have them installed.

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Limitations: All structures are dependent on the soil beneath them for support, but soils are not uniform. Some that might appear to be firm and solid can liquefy and become unstable during seismic activity. Also, there are soils that can expand to twice their volume with the influx of water and move structures with relative ease, raising and lowering them and fracturing slabs and other hard surfaces. In fact, expansive soils have accounted for more structural damage than most natural disasters. Regardless, foundations are not uniform, and conform to the structural standard of the year in which they were built. In accordance with our standards of practice, we identify foundation types and look for any evidence of structural deficiencies. However, cracks or deteriorated surfaces in foundations are quite common. In fact, it would be rare to find an older property with a raised foundation wall that does not have minor cracks and/or deteriorated in some way, or a slab foundation(in both new and older homes) that did not include some cracks concealed beneath the carpeting and padding. Fortunately, most of these cracks are related to the curing process or to common settling, including some wide ones called cold-joint separations that typically contour the footings, but others can be more structurally significant and reveal the presence of expansive soils that can predicate more or less continual movement. We will certainly alert you to any suspicious cracks if they are clearly visible. However, we are not specialists, and in the absence of any major defects we may not recommend that you consult with a foundation contractor, a structural engineer, or a geologist, but this should not deter you from seeking the opinion of any such expert.
Condition of foundation and footings: Appeared serviceable
Foundation type: Crawlspace
Foundation material: Concrete block
Footing material: Not determined
Anchor bolts and/or straps for seismic reinforcement: Installed
Anchor bolts and/or straps for seismic reinforcement were observed at: Crawl space
Condition of floor substructure: Appeared serviceable
Pier or support post material: Concrete block(CMU)
Joist type: Floor structure includes manufactured I-joists. These type of I-joists (consisting of a web with flanges on each side) are manufactured off site, they are then trucked to the home site during construction, where they are assembled in place. These have the advantage of dimensional uniformity and do not shrink after construction. It is essential that these manufactured products be applied appropriately as per the manufacturers specifications. They must not be altered except according to the instructions provided by the manufacturer
Subfloor type: The sub-floor structure includes OSB floor sheathing board material
Floor structure material/s: The floor structure material type found on subject property is wood. Wood goes through several stages in its life. It shrinks and swells with changes in moisture content. At some point in its life, thirty five to fifty years after installation, wood appears to go through a slight change in the shape of its cells. The wood may sag or relax slightly causing sagging floors. This appears to little effect on the strength of the wood. It acquires a new shape and then continues to perform as it did before

3) Seismic reinforcement anchor bolts above the foundation wall inside the garage were found installed in a sub-standard way;
A. Holes not centered above the sole plate, on the edges which are not properly supported.
B. The sole plate along the left facing side outer wall was found with either a cracked/split sole plate or two separate dimension sole plates have been installed.
A qualified person should evaluate and repair as necessary, and as per standard building practices.
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4) Per IRC Section R602.11.1, properly sized cut washers shall be installed for anchor bolts over the full length of required braced wall lines (except where approved anchor straps are used) in wall lines not containing braced wall panels, such as walls next to the garage-door openings. Improperly sized cut washers have been installed on the anchor bolts above the foundation wall adjacent to the garage vehicle door opening on subject property. Plate washers conforming to Section R602.11.1 shall be provided as follows; a minimum of 0.229 inch by 3 inches by 3 inches (5.8mm by 76mm by 76 mm) in size. Recommmend a qualified Contractor replace plate washers as needed. To learn more visit;
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Crawlspace limitations: This residence has a raised foundation, better known as a crawlspace. Such foundations permit access, and provide a convenient area for the distribution of water pipes, drain pipes, vent pipes, electrical conduits, and ducts. However, although raised foundations are far from uniform, most include concrete footings and walls that extend above the ground with anchor bolts that hold the house onto the foundation, but the size and spacing of the bolts vary. In the absence of major defects, most structural engineers agree that the one critical issue with raised foundations is that they should be bolted. Our inspection of these foundations conforms to industry standards, which is that of a generalist and not a specialist, and we do not use any specialized instruments to establish that the structure is level. We typically enter all accessible areas, to confirm that foundations are bolted and to look for any evidence of structural deformation or damage, but we may not comment on minor deficiencies, such as on commonplace settling cracks in the stem walls and slight deviations from plumb and level in the intermediate floor framing, which would have little structural significance. Interestingly, there is no absolute standard for evaluating cracks, but those that are less than ┬╝" and which do not exhibit any vertical or horizontal displacement are generally not regarded as being structurally relevant. Nevertheless, all others should be evaluated by a specialist. However, in the absence of any major defects, we may not recommend that you consult with a foundation contractor, a structural engineer, or a geologist, but this should not deter you from seeking the opinion of any such expert.
Crawlspace type: Standard type, wall vented
Crawl space inspection method: Traversed
Insulation material underneath floor above: None visible
Ventilation: Appears serviceable
Vapor barrier present: No
The pier or support post type/s installed on subject property consists of the following: CMU concrete block

5) No insulation was installed under the floor in the crawl space. A qualified contractor should install insulation for better energy efficiency and as per standard building practices with an R rating recommended for this area. For more information, visit:

6) A vapor barrier has not been installed in this crawlspace, and the general conditions of the crawlspace were found to be damp. The average percentage moisture content of the wood joists and/or structural components was tested higher than 20%. Recommend installing 6 mil polyethylene with seams overlapped at least 24" in the crawlspace to retard or slow the evaporating moisture from rising into the structure.
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7) A suspicious substance was detected on some of the wooden beams inside the crawl space, together wih high moisture. Evidence suggests that this is the result of abnormal water penetration and/or condensation into the crawlspace area. Although this substance was observed in small concentrations, Client may choose to have the substance properly analyzed, identified and/or removed as may be necessary. To learn more about mold, log onto:
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Limitations: There are many different roof types, which we evaluate from the ground, using binoclulars, ladder and any other vantage points (eg. windows, attic, etc.). If a ranch style house with low pitched roof appears to be safe, we may evaluate it by walking on it. If we are unable or unwilling to do this for any reason, we always will indicate the method that was used to evaluate the roof. Every roof will wear differently relative to its age, the number of its layers, the quality of its material, the method of its application, its exposure to direct sunlight or other prevalent weather conditions, and the regularity of its maintenance. Regardless of its design-life, every roof is only as good as the waterproof membrane beneath it, which is concealed and cannot be examined without removing the roof material, and this is equally true of almost all roofs. In fact, the material on the majority of pitched roofs is not designed to be waterproof only water-resistant. However, what remains true of all roofs is that, whereas their condition can be evaluated, it is virtually impossible for anyone to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our service. Even water stains on ceilings, or on the framing within attics, could be old and will not necessarily confirm an active leak without some corroborative evidence, and such evidence can be deliberately concealed. Consequently, only the installers can credibly guarantee that a roof will not leak, and they do. We evaluate every roof conscientiously, and even attempt to approximate its age, but we will not predict its remaining life expectancy, or guarantee that it will not leak. We also do not evaluate and/or endorse the quality or effectiveness of any previous repairs that have been made, only a licensed Roofing Contractor can provide this kind of information, should the Client be interested. Naturally, the sellers or the occupants of a residence will generally have the most intimate knowledge of the roof and of its history. Therefore, we recommend that you ask the sellers about it, 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.
Condition of roof structure: Appeared serviceable
Roof style: The roof style on this property does not consist of any one style but a combination type, consisting of gable, hip, cross gable and/or cross hip, etc.
Roof slope: Steep - slope is greater than 8 in 12 (>33.75deg.)
Estimated age: The roof appears to be the same age as the residence.
Roof inspection method: Viewed from ground with binoculars
Condition of shingle and/or shake roof surface materials: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: The roof installed on this property has one layer of shingles. All shingle roofs have several layers created by the shingling effect. Normally when a roof is referred to as having more than one layer, it means that a number of different layers have been applied at different times. This roof has had only one application of shingles installed. One can expect to get maximum life expectancy and endurance from a single layered roof.
Shingles type: Laminated shingles, also called architectural or dimensional shingles have been installed on subject roof. These shingles are made by bonding two layers of shingle material. They are more expensive than single-layer shingles, but do last much longer.
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: None installed

8) Shingles found overhanging the rake edge of the roof on this property by more than 2". The recommended overhang of shingles should be min.0,5" and max.1,25". Recommend a licensed Roofing Contractor evaluate and trim overhanging shingles where necessary, to prevent them from lifted by the wind and potential ingress of water.
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Limitations: In accordance with our standards of practice, we do not attempt to enter attics that have less than thirty-six inches of headroom, are restricted by ducts, or in which the insulation obscures the joists and thereby makes mobility hazardous, in which case we would inspect them as best we can from the access point. For safety reasons we do not physically access attic areas beyond any installed walkway, catwalk board and/or storage area, but we do attempt to inspect beyond these locations with a strong flashlight where practically possible. We therefore cannot fully endorse the structural integrity of the roof structure and associated framing components, this is beyond the scope of our general inspection.
In regard to evaluating the type and amount of insulation on the attic floor, we use only generic terms and approximate measurements, and do not sample or test the material for specific identification. Also, we do not disturb or move any portion of it, and it may well obscure water pipes, electrical conduits, junction boxes, exhaust fans, and other components.
Condition of attic: Appeared serviceable
Roof structure type: Trusses
Ceiling structure: Trusses
Ceiling insulation material: None
Roof ventilation: Appears serviceable
Ventilation types: Soffit type vents are installed on the roof overhang of this roof. These are found under the soffit, which is the roof overhang. Typical vented soffit panels are normally perforated with small round holes, but can also be rectangular, or a continuous strip vent about 2 inches wide., Ridge top vents are installed on this roof. These are small continuous attachments installed along the roofs ridge top allowing for a vent at the peak of the roof. This, combined with soffit vents is the best ventilation system available. It tends to vent all parts of the attic, is insensitive to wind direction, and takes advantage of the chimney effect. (ie. The heat causes the air to rise out of the ridge top pulling fresh air in at the soffits).

9) Soffit-vent baffle plates were found missing above the soffits, observed in a number of locations around the perimeter of the attic space. When soffit vents are installed, baffles should be placed around the perimeter of the attic space to prevent the insulation from blocking the soffit vents and to also prevent the wind from blowing on the insulation. Recommend a licensed Roofing Contractor evaluate and repair where necessary, to prevent unnecessary high temperatures from occurring inside the attic space during the summer months. This will also help to extend the life of the roof and shingles.
Photo 9-1

10) One ceiling truss was found not supported properly with large gap between the truss and wall top plate, observed on the wall above the Dining room location. Recommend a qualified Contractor repair as needed.
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11) One ceiling truss was found cracked/damaged, observed in the 2nd floor guest bedroom above the garage. Recommend a qualified Contractor repair/replace as needed.
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Limitations: It is not uncommon for moisture to penetrate garages, because their slabs are on-grade. Evidence of this is typically apparent in the form of efflorescence, or salt crystal formations, that result when moisture penetrates the concrete slab or sidewalls. This is a common with garages that are below grade, and some sidewalls are even cored to relieve the pressure that can build up behind them, and which actually promotes drainage through the garage. Also, if there is living space above the garage, that space will be seismically vulnerable. Ideally, the columns and beams around the garage door will be made of structural steel, but in many residences these components are made of wood but could include some structural accessories, such as post-straps and hold-downs, and plywood shear paneling.
Type: Attached
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Condition of windows: None installed

12) Numerous 2 X 6 wall studs were found cracked/split on the left facing side exterior wall inside the garage. Recommend a qualified Contractor evaluate and repair/replace studs as needed.
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13) The upper mounted cross beam inside the garage is missing the securing nut on one bolt. Recommend install nut where missing.
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14) One lower flange section was found cracked/damaged on one ceiling mounted I-Joist inside the garage. Recommend a qualified Contractor repair/replace as needed.
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Limitations: There are a wide variety of electrical systems with an even greater variety of components, and any one particular system may not conform to current standards or provide the same degree of service and safety. What is most significant about electrical systems however is that the national electrical code [NEC] is not retroactive, and therefore many residential systems do not comply with the latest safety standards. Regardless, we are not a licensed Electrical Contractor and in compliance with our standards of practice we only test a representative number of switches and outlets. Any recommendations that we may make for service or upgrades should be completed before the close of escrow, because an electrician could reveal additional deficiencies or recommend some upgrades for which we would disclaim any further responsibility. However, we typically recommend upgrading outlets to have ground fault protection, which is a relatively inexpensive but essential safety feature. These outlets are often referred to as GFCI's, or ground fault circuit interrupters and, generally speaking, have been required in specific locations for more than thirty years, beginning with swimming pools and exterior outlets in 1971, and the list has been added to ever since: bathrooms in 1975, garages in 1978, spas and hot tubs in 1981, hydro tubs, massage equipment, boat houses, kitchens, and unfinished basements in 1987, crawlspaces in 1990, wet bars in 1993, and all kitchen countertop outlets with the exception of refrigerator and freezer outlets since 1996. Similarly, AFCI's or arc fault circuit interrupters, represent the very latest in circuit breaker technology, and have been required in all bedroom circuits since 2002.
General comments: National safety standards require electrical panels to be weatherproof, readily accessible, and have a minimum of thirty-six inches of clear space in front of them for service. Also, they should have a main disconnect, and each circuit within the panel should be clearly labeled. Industry standards only require us to test a representative number of accessible switches, receptacles, and light fixtures. However, we attempt to test every one that is unobstructed, but if a residence is furnished we will obviously not be able to test each one.
Primary service entrance type: The main conductor lines are underground, or part of a lateral service entrance. This is characteristic of modern electrical services but, inasmuch as the service lines are underground and cannot be seen, they are not evaluated as part of our service.
Number of service conductors: 3
Service voltage (volts): 120-240
Service cable type and amperage: The supply cable type & size that serves this property is Aluminum #4/0 - 200amp
# of main service cables: One main service cable of this size has been provided for this property
Primary service overload protection types are: Circuit breakers
Main disconnect rating (amps): 200
Total amperage rating of the panel/s: 200 amp
System ground: Not determined

15) The electrical panel is located on the garage wall.
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Plumbing / Fuel Systems
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Limitations: The water pressure within pipes is commonly confused with water volume, but whereas high water volume is good high water pressure is not. In fact, whenever the street pressure exceeds eighty pounds per square inch a regulator is recommended, which typically comes factory preset between forty-five and sixty-five pounds per square inch. However, regardless of the pressure, leaks will occur in any system, and particularly in one with older galvanized pipes, or one in which the regulator fails and high pressure begins to stress the washers and diaphragms within the various components. Inasmuch as significant portions of drainpipes are concealed, we can only infer their condition by observing the draw at drains. The plumbing supply, drains, vent and waste piping materials are not fully visible with slab type of foundation construction, which limits material identification to be based on visible piping in the attic space and interior fixture locations only.
Water service: There is a public water service to this property. The water in most public water systems is treated and balanced to be noncorrosive. This extends the life expectancy of pipes and reduces the leaching of lead from any lead bearing pipes and joints in the system.
Service pipe material/s found on subject property is one or more of the following: Polyethylene (PEX)
Supply pipe material/s found on subject property is one or more of the following: Polyethelene (PEX)
Waste pipe material/s found on subject property is one or more of the following: PVC
Vent pipe material/s found on subject property is one or more of the following: PVC

16) There is a missing plumbing clean-out drain cover - observed on the right facing side of the property. This will cause dirt, leaves, and other construction debris to enter the sewer drain line and contribute to blockages. Therefore, it would be prudent to have the drain clean-out cover installed as required.
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17) Untrimmed plumbing clean-out drain - observed on the front facing side of the property. Untrimmed clean-out drain will be subject to damage and could cause potential blockage of the plumbing drain line. Recommend trim drain line as required.
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Water Heater
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Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit. There are a wide variety of residential water heaters that range in capacity from fifteen to one hundred gallons. They can be expected to last at least as long as their warranty, or from five to eight years, but they will generally last longer. However, few of them last longer than fifteen or twenty years and many eventually leak. So it is always wise to have them installed over a drain pan plumbed to the exterior. Also, it is prudent to flush them annually to remove minerals that include the calcium chloride bi-product of many water softening systems. The water temperature should be set at a minimum of 110 degrees fahrenheit to kill microbes and a maximum of 120 degrees to prevent scalding. Also, water heaters can be dangerous if they are not seismically secured and equipped with a pressure/temperature relief valve and discharge pipe plumbed to the exterior.
Condition of water heater: Required repair, replacement and/or evaluation (see comments below)
Type: Tank
Total number of hot water heaters installed on this property: One
Estimated age of unit in years is: 1
Energy source: Natural gas
BTU burner input rating: 40, 000
Capacity (in gallons): 50
Manufacturer: State Select
The model number/s of the heating systems is: GS650
Protective bollard in front of water heater: Not required
Condition of TPR valve: The water heater is equipped with a mandated pressure-temperature relief valve, and appears to be serviceable
Condition of TPR drain line: The water heater's TPR valve is equipped with a drain line, and appears to be serviceable

18) The water heater's metal flue pipe was reverse-sloped or had a substandard rise. This is a safety hazard due to the risk of leaking exhaust gases. Standard building practices typically require flue pipes to rise a minimum of 1/4 inch per foot of length. This minimizes accumulation of corrosive condensation in the flue pipe and ensures that exhaust gases vent up through the flue pipe as intended. A qualified contractor should evaluate and repair as necessary.
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Interior Rooms / Stairs
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Limitations: Our inspection of living space includes the visually accessible areas of walls, floors, cabinets and closets, and includes the testing of a representative number of windows and doors, switches and outlets. However, we do not evaluate window treatments, or move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on cosmetic deficiencies. We may not comment on the cracks that appear around windows and doors, or which follow the lines of framing members and the seams of drywall and plasterboard. These cracks are a consequence of movement, such as wood shrinkage, common settling, and will often reappear if they are not correctly repaired. Such cracks can become the subject of disputes, and are therefore best evaluated by a specialist. Similarly, there are a number of environmental pollutants that we have already elaborated upon, the specific identification of which is beyond the scope of our service but which can become equally contentious. In addition, there are a host of lesser contaminants, such as that from moisture penetrating carpet-covered cracks in floor slabs, as well as odors from household pets and cigarette smoke that can permeate walls, carpets, heating and air conditioning ducts, and other porous surfaces, and which can be difficult to eradicate. However, inasmuch as the sense of smell adjusts rapidly, and the sensitivity to such odors is certainly not uniform, we recommend that you make this determination for yourself, and particularly if you or any member of your family suffers from allergies or asthma, and then schedule whatever remedial services may be deemed necessary before the close of escrow.
Source of heating in rooms: Source of heating was observed in each room of this property.
Source of cooling in rooms: Source of cooling was observed in each room of this property.
Condition of windows: Were tested and found to be functional
Condition of flooring: Appeared serviceable

19) A number of 2X4 vertical wall studs were found bowing. This has been caused by the studs not cut to the correct length, which can result in potential sheetrock cracks when the studs shrink over time, especially after the completion of construction. Recommend having a licensed Contractor evaluate identify all bowed studs that may exist on subject property, and repair/replace as may be necessary. These have been identified in the following locations:
2 X studs in the 2nd floor guest bathroom wall.
3 X studs in the 2nd floor guest bedroom (off bathroom) walls.
1 X stud on the 2nd floor wall above main hallway.
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20) One stud has been notched wider than 40 percent of the stud depth in a non-bearing wall behind the 2nd floor guest bathroom for the plumbing line that passes through it. This is substandard construction and has damaged the stud. A qualified contractor should evaluate and repair/replace as necessary.
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21) Open cavities(spaces) exists around the door and window casings, observed between all the exterior window /door casings and studs or headers. Recommend filling cavities(spaces) around all door and window casings with fiberglass insulation or foam insulation, and staple a vapor barrier (or seal with tape) over the wood framing (facing inside house). This will eliminate air leaks, and help to conserve energy throughout the interior of the house.
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22) Metal wire shields found missing on many of the framing studs found on this property. A bored hole in a framing stud where a cable runs through must clear the edge of a framing stud by at least 1&1/4". If the hole edge is closer to the framing stud edge than this, it must be protected by a metal wire shield (NEC section 300-4) prior to the installation of the drywall material. The metal wire shield prevents nails or screws from penetrating the hole and causing damage to the cable during the installation of the drywall material AND the green colored pest control lines.
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23) A suspicious substance was detected on many ceiling trusses. Client may choose to have a specialist such as a Certified Mold Inspector to have the substance properly analyzed, identified and/or removed as may be necessary. To learn more about mold, log onto:
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24) The built-up beam above the main hallway (outside kitchen) was found not properly supported on the one side. This beam was found to be supported by nailed section of wood, instead of being provided with a double joist hangar. Recommend having a qualified Contractor repair as needed.
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25) The kitchen's island counter/sink cabinet framing is loose and properly anchored to the floor. Recommend re-secure as needed.
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Fireplaces / Chimneys
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Limitations: There are a wide variety of chimneys and fireplaces, which represent an even wider variety of the interrelated components that comprise them. However, there are three basic types of chimneys, single-walled metal, masonry, and pre-fabricated metal ones that are commonly referred to as factory-built ones. Single-walled metal ones should not be confused with factory-built metal ones, and are rarely found in residential use, but masonry and factory-built ones are a commonplace. Our inspection of them conforms to industry standards, and is that of a generalist and not a specialist. However, significant areas of chimney flues cannot be adequately viewed during a field inspection, as has been documented by the Chimney Safety Institute of America, which reported in 1992: "The inner reaches of a flue are relatively inaccessible, and it should not be expected that the distant oblique view from the top or bottom is adequate to fully document damage even with a strong light." Therefore, because our inspection of chimneys is limited to those areas that can be viewed without dismantling any portion of them, and does not include the use of specialized equipment, we will not guarantee their integrity or drafting ability. We do not access the roof top to inspect behind the chimney, chimney crown, chimney's cricket, and/or condition of flue cap or screen. Our Inspection of the chimney(s) and fireplace(s) includes a visual observation, identifying obvious defects and/or damage only. Note, our Inspection does not include the following:
A. Adequacy of drafting or sizing in fireplace and/or stove flues.
B. Determine if prefabricated or zero clearance fireplaces are installed in accordance with the manufacturer's specifications.
C. Determine if wood burning fireplaces, chimneys and flues meet specific building code requirements.
D. Determine if the chimney, fireplace and their components have been dimensionally constructed properly.
E. Inspection of interior flues, flue transitions, and other inaccessible areas.
F. Video and/or other scanning means of inspection.
G. Fireplace insert flue, smoke chamber, smoke shelf and their connections.
H. The Inspector does not perform any evaluations that require the gas supply to the fireplace to be turned on, and/or a pilot light to be lit.
Any comments made regarding these items are as a courtesy only. Evaluation of the items listed above are typically performed by a Certified Chimney Inspector, and are referred to as a level II Inspection. The National Fire Protection Association's NFPA 211 Standard for Chimneys, Fireplaces, Vents and Solid Fuel Burning Appliances (code 11-5.1.1) states that a Level II inspection should be performed: "Upon sale or transfer of the property or after a major event such as an earthquake." Copies of this booklet may be obtained at
Fuel type: Natural gas
Fireplace type: The fireplace type is manufactured built in gas logs. One advantage of the built-in manufactured fireplaces is they have been tested and are known to draw well. The gas supply to the fireplace was shut off at time of inspection, and was therefore not fully evaluated. A full visual inspection revealed no obvious defects.
Fireplace damper: Not required(direct vent type)

26) The "direct vent" type gas vent posed a safety hazard because it was too close to an ignition source on the back wall. Standard building practices require the following clearances for "direct vent" terminations to be at least 12 inches from outside or inside vertical surface corners. A qualified contractor should evaluate and make repairs or modifications as necessary.
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27) The gas fireplace's metal flue pipe has been installed with a substandard rise. This is a safety hazard due to the risk of leaking exhaust gases. Standard building practices typically require flue pipes to rise a minimum of 1/4 inch per foot of length. This minimizes accumulation of corrosive condensation in the flue pipe and ensures that exhaust gases vent up through the flue pipe as intended. A qualified contractor should evaluate and repair as necessary.
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Pre-Inspection Agreement Form

The address of the property is:________________________________________________________.

Basic home inspection fee: $_____. Additional services requested: RADON/MOLD/WATER/_______ : $_____. TOTAL FEE: $______

THIS AGREEMENT made by and between the Inspector of 'Carolinas Energy Associates & Home Inspections, LLC' (Hereinafter INSPECTOR) and the undersigned (hereinafter CLIENT?), collectively referred to herein as the parties. The Parties Understand and Voluntarily Agree as follows:

1. INSPECTOR agrees to perform a visual inspection of the home/building and to provide CLIENT with a written inspection report identifying the defects that INSPECTOR both observed and deemed material. INSPECTOR may offer comments as a courtesy, but these comments will not comprise the bargained-for report. The report is only supplementary to the seller’s disclosure, and excludes all latent and concealed defects.

2. Unless otherwise inconsistent with this Agreement or not possible, INSPECTOR agrees to perform the inspection in accordance to the current Standards of Practice of the applicable NACHI, NC/SC Home Inspector Licensure Board/s. which is in accordance to the current Standards of Practice of the International Association of Certified Home Inspectors North Carolina Standards of Practice and/or South Carolina Standards of Practice These standards contain certain limitations, exceptions, and exclusions. This inspection is considered a point in time inspection.

3. The inspection and report are performed and prepared for the use of CLIENT, who gives INSPECTOR permission to discuss observations with real estate agents, owners, repairpersons, and other interested parties. INSPECTOR accepts no responsibility for use or misinterpretation by third parties. INSPECTOR’S inspection of the property and the accompanying report are in no way intended to be a guarantee or warranty, express or implied, regarding the future use, operability, habitability or suitability of the home/building or its components. Any and all warranties, express or implied, including warranties of merchantability and fitness for a particular purpose, are expressly excluded by this Agreement.

4. INSPECTOR assumes no liability for the cost of repair or replacement of unreported defects or deficiencies either current or arising in the future. CLIENT acknowledges that the liability of INSPECTOR, its agents, employees, for claims or damages, costs of defense or suit, attorneys fees and expenses and payments arising out of or related to the INSPECTOR’S negligence or breach of any obligation under this Agreement, including errors and omissions in the inspection or the report, shall be limited to liquidated damages in an amount equal to the fee paid to the INSPECTOR, and this liability shall be exclusive. CLIENT waives any claim for consequential, exemplary, special or incidental damages or for the loss of the use of the home/building even if the CLIENT has been advised of the possibility of such damages. The parties acknowledge that the liquidated damages are not intended as a penalty but are intended (i) to reflect the fact that actual damages may be difficult and impractical to ascertain; (ii) to allocate risk among the INSPECTOR and CLIENT; and (iii) to enable the INSPECTOR to perform the inspection at stated fee.

5. INSPECTOR does not perform engineering, architectural, plumbing, HVAC, electrical, roofing, or any other job function requiring an occupational license in the jurisdiction where the inspection is taking place, and is therefore not qualified to perform additional technically exhaustive inspections beyond those within the scope of the basic home inspection. The inspection is also not a code or compliance inspection.

6. In the event of a claim against INSPECTOR, CLIENT agrees to supply INSPECTOR with the following: (1) Written notification of adverse conditions within 14 days of discovery, and (2) Access to the premises. Failure to comply with the above conditions will release INSPECTOR and its agents from any and all obligations or liability of any kind.

7. The parties agree that any litigation arising out of this Agreement shall be filed only in the Court having jurisdiction in the County in which the INSPECTOR has its principal place of business. In the event that CLIENT fails to prove any adverse claims against INSPECTOR in a court of law, CLIENT agrees to pay all legal costs, expenses and fees of INSPECTOR in defending said claims.

8. If any court declares any provision of this Agreement invalid or unenforceable, the remaining provisions will remain in effect. This Agreement represents the entire agreement between the parties. All prior communications are merged into this Agreement, and there are no terms or conditions other than those set forth herein. No statement or promise of INSPECTOR or its agents shall be binding unless reduced to writing and signed by INSPECTOR. No change or modification shall be enforceable against any party unless such change or modification is in writing and signed by the parties. This Agreement shall be binding upon and enforceable by the parties and their heirs, executors, administrators, successors and assignees. CLIENT shall have no cause of action against INSPECTOR after 45 days from the date of the inspection.

9. All payments are due on completion of the on-site inspection. If payment does not occur at the closing, the Client gives ‘Carolinas Energy Associates & Home Inspections, LLC’ permission to process the credit card immediately upon cancellation of the ‘offer to purchase’ or if payment has not been received within 45 days from the date that the inspection was carried out.

Report Conclusion

Congratulations on the purchase of your new home. We are proud of our service, and trust that you will be happy with the quality of our report. We have made every effort to provide you with an accurate assessment of the condition of the property and its components and to alert you to any significant defects or adverse conditions. However, due to access restrictions and/or stored furnature we may not have tested every outlet, and opened every window, or identified every minor defect. Also because we are not specialists or because our inspection is essentially visual, latent defects could exist. Therefore, you should not regard our inspection as conferring a guarantee or warranty. It does not. It is simply a report on the general condition of your property at a given point in time. Furthermore, as a homeowner, you should expect problems to occur. Roofs will leak, drain lines will become blocked, and components and systems will fail without warning. For these reasons, you should take into consideration the age of the house and its components and keep a comprehensive insurance policy current. If you have been provided with a home protection policy, read it carefully. Such policies usually only cover insignificant costs, such as that of rooter service, and the representatives of some insurance companies can be expected to deny coverage on the grounds that a given condition was preexisting or not covered because of what they claim to be a code violation or a manufacture's defect. Therefore, you should read such policies very carefully, and depend upon our company for any consultation that you may need. To view video archives for home improvement, remodeling and/or maintenance tips, please click on 'This Old House' image below:

Thank you
for taking the time to read this report, and call us if you have any questions or observations whatsoever. We are always attempting to improve the quality of our service and our report, and we will continue to adhere to the highest standards of the real estate industry and to treat everyone with kindness, courtesy, and respect.

Thank you for choosing
Carolinas Energy Associates & Home Inspections
, we really do appreciate your business. You have honored me by permitting me to inspect your new home, I guarantee that I will continue to give you my very best effort should you require any of my services again in the future. This is my promise to you!
State of North CarolinaState of South Carolina

Gary Williams - Certified Master Inspector (CMI)


NC Home Inspector License # 2110

SC Home Inspector License # 1396

InterNACHI membership # 04010631

International Code Council(I.C.C.) membership # 8032785

Int. Assoc. of Cert. Indoor Air Consultants # IAC2-00-1732

Below are only some of our membership affiliations

Certified Master InspectorInternational Association of Certified Indoor Air Consultants Move In CertifiedOrganization of Real Estate ProfessionalsInternational Code Council

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