Inspector's email:
Inspector's phone: (803) 627-0625
816 Painted Lady Ct 
Rock Hill SC 29732-7633
Inspector: Ric Adkins
RBI # 48557


1592 Cureton Ct
Property Inspection Report
Client(s):  Gray Owens
Property address:  1592 Cureton Ct
Rock Hill SC 29732-7763
Inspection date:  Monday, November 25, 2013

This report published on Monday, November 25, 2013 11:11:45 PM EST

View summary

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
This inspection report is to inform you of current conditions observed at the time of the inspection. As a general rule cosmetic deficiencies are considered normal wear and tear and are not within the scope of this inspection.
The inspection did not include testing of radon, mold, termites, pest or rodents.

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:
SafetyPoses a risk of injury or death 
Major DefectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
CommentFor your information 

Wood Destroying Organism Concerns
Concerns relating to wood destroying organisms are shown as follows:
Conducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) 

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
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Crawl space
Interior rooms

General information Return to table of contents
Inspector's name: Ric Adkins
Type of building: Single family
Age of building: Constructed in 1990
Time started: 9:03am
Time finished: 11:45am
Inspection Fee: 300
Payment method: Invoiced
Present during inspection: Client(s), Realtor(s), Contractor(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Cold
Ground condition: Dry
Front of structure faces: South
Main entrance faces: South
Foundation type: Crawlspace
The following items are excluded from this inspection: Irrigation system
1)   Views of home

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Exterior Return to table of contents
Footing material: Poured in place concrete
Foundation material: Brick
Apparent wall structure: Wood frame
Wall covering: Brick veneer
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood
2) One or more trip hazards were found in the driveway due to cracks, settlement and/or heaving. Recommend having a qualified contractor evaluate.

Photo 71  

3) Moderate cracks and/or deterioration found in one or more sections of brick veneer. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar, replacing bricks and/or sections of veneer.

Photo 23  
Brick window seal on back porch

4) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

Photo 74  
Post light did not operate

Photo 75  
120V wiring to post light is damaged and has unprotected wiring exposed. A qualified electrician should repair to prevent safety hazard.

5) One or more light fixtures are damaged and/or deteriorated. A qualified electrician should evaluate and repair or replace light fixtures where necessary.

Photo 14  
Both front porch lights have damaged motion sensor covers

6) One gutter extension is damaged. This can result in water accumulating around the structure's foundation. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should replace or repair gutters where necessary.

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7) Gaps exist at one or more openings around the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

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8) One exterior shutter is loose on the garage window. If facing home far right garage window.

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9) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

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10) One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit:

Photo 12  
Both faucets have no anti-siphon devices

11) Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.

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12) Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit:
The Ins and Outs of Caulking.

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Front entry door

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Photo 39  
Rot noticed at base of trim on front entry door.

13) The exterior finish in some areas is failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.

Photo 26  
Trim around screened in porch

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14) Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

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15) The substructure of the deck is excluded from the inspection due to no access.

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Roof Return to table of contents
Roof inspection method: Viewed from ground with binoculars
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: <5yrs
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
16) Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

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17) Views of roofing both front and back of home.

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Garage Return to table of contents

18) No infrared "photo eye" devices are installed for the vehicle door's electric door opener. They've been required on all vehicle door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit:

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19) One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.

Photo 73  
Right wall of garage

20) One light fixture in not operable in the garage. Suggest replacing bulbs and reevaluating.

Photo 72  

21) Some areas inside the garage, including the perimeter, areas in the center, and one or more vehicle doors were obscured by stored items and/or debris and couldn't be fully evaluated.
Attic Return to table of contents
Inspection method: Partially traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass loose fill, Fiberglass roll or batt
Insulation depth: 10-14"
Insulation estimated R value: R30
22) Ceiling insulation is uneven in some areas. This is likely due to someone having walked on or through the insulation. Recommend installing additional insulation where necessary to restore the original R rating.

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23) Pull-down stairs are installed for the attic access. No insulation is installed above the stairs and no weatherstripping is installed around the hatch perimeter. To reduce air leakage, recommend installing weatherstripping and an insulated hatch cover. An example of one can be seen at

Interior air leaking into the attic results in heating and cooling losses, increased energy costs, and a possible increase in moisture levels in the attic due condensation forming on the underside of the roof sheathing during cold weather.

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24) The attic access doors in the bonus should be insulated to help with heating and cooling efficiency.

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25) View of attic space

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Electric service Return to table of contents
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: Storage room in garage (water heater room)
Location of main disconnect: Breaker at top of main service panel
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
26) The main service panel cover couldn't be removed due to lack of access from shelving, cabinets, walls and/or ceilings. This panel wasn't fully evaluated. Repairs should be made so the panel cover can be easily removed.

Photo 70  

27) All accessible 120 volts outlets were tested for proper wiring and proper operation of GFCI outlets. All tested satisfactory.

Photo 42  
Water heater Return to table of contents
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: A.O. Smith
Model: FSG 40 248
Water temperature (degrees Fahrenheit): 131.7
28) The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit:

Photo 43  

29) View of water heater

Photo 67  
Heating and cooling Return to table of contents
Estimated age: A/C condensing unit and gas furnace manufacture date 2007 - Heat pump= 2001
Primary heating system energy source: Natural gas
Primary heat system type: Forced air, Heat pump
Primary A/C energy source: Electric
Primary Air conditioning type: Split system, Heat pump
Distribution system: Flexible ducts
Manufacturer: GoodmanHeat Pump: Goodman, A/C and Gas Furnace; American Standard
Model: Heat pump; 6PG12240701A A/C; 2A7A3030A1000AA
Filter location: In return air duct below furnace
30) The estimated useful life for most heat pumps is 15 to 20 years. This heat pump appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
31) The condensate drain line near the A/C unit is damaged. Drain pipe should be repaired to allow water drainage away from foundation.

Photo 21  

32) The last service date of this system appears to be more than two years ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than two years ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future, or as per the contractor's recommendations.

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33) The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.

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34) Verification of proper operation of HVAC heating systems. Systems operated satisfactory at time of inspection.

Photo 44  
Temp at return duct at both were 74 degrees with thermostats set at 72 degrees on heat.
Plumbing and laundry Return to table of contents
Water pressure (psi): 70
Location of main water shut-off valve: Meter at street
Location of main water meter: At Street
Location of main fuel shut-off: East side of home
Water service: Public
Service pipe material: Galvanized steel
Supply pipe material: Copper, Polybutylene
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
35) Plumbing supply lines appear to be made of Polybutylene. Polybutylene is a plastic material used extensively during the 1980s and 1990s that has proven to be more prone to leakage than other types of supply piping systems like copper. Recommend reviewing with a qualified plumbing contractor.

A class action lawsuit has been filed regarding this material that requires the manufacturers to cover piping systems installed between Jan. 1, 1978 through July 31, 1995. For more information, call the Plumbing Claims Group at (800) 356-3496 or visit:

Photo 37  
Fireplaces, woodstoves and chimneys Return to table of contents
Fireplace type: Masonry
Woodstove type:
Chimney type: Masonry
Crawl space Return to table of contents
Inspection method: Traversed
Insulation material underneath floor above: Fiberglass roll or batt
Pier or support post material: Masonry
Beam material: Solid wood
Floor structure above: Solid wood joists
Vapor barrier present: Yes
36) A exhaust vent terminates in the crawlspace. All exhaust vents should be routed to the exterior of the home to prevent excessive moisture conditions in the crawl space area.

Photo 32  

37) Views of crawl space

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Kitchen Return to table of contents

38) All fixed kitchen appliances were checked for proper operation. All tested satisfactory.
Bathrooms Return to table of contents

39) One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.

Stopper missing in the upstairs hall bathroom.

40) Caulk is missing or deteriorated at the master bathtubs, where the tub surround meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.

Photo 58  

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Interior rooms Return to table of contents

41) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:

42) Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.
43) Squeaking or creaking noises occur when walking on the upstairs hall bathroom flooring. This is usually caused by substandard construction practices where the subfloor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering, and the access to the underside of the subfloor. Recommend having a qualified contractor evaluate and repair as necessary. For more information, visit:

44) Screen(s) in one or more windows are torn or have holes in them. Screens should be replaced where necessary.

Photo 30  

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45) The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.

Photo 40  

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Weather stripping around front entry door is inadequate. Light can be seen when door is shut. Recommend replacing to improve efficiency.

46) The finish on most of the interior trim on the windows is is failing. A qualified contractor should prep ( scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.

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47) Several of the magnetic latches for the interior plantation shutters are damaged. Recommend replacing latches/catches so the shutters close and stay closed properly.

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48) Front entry door threshold trim is damaged and should be replaced.

Photo 38  

49) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.

Photo 66  
Exhaust vent for gas water heater

Photo 8  
Possible cause of past roof leak

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