Inspector's email: email@example.com
Inspector's phone: (803) 627-0625
816 Painted Lady Ct
Rock Hill SC 29732-7633
Inspector: Ric Adkins
RBI # 48557
515 Tortoiseshell Ln |
Property Inspection Report
||515 Tortoiseshell Ln
Rock Hill SC 29732-7631
||Thursday, August 29, 2013
This report published on Sunday, October 20, 2013 12:02:01 PM EDT
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:
|Safety||Poses a risk of injury or death |
|Major Defect||Correction likely involves a significant expense |
|Repair/Replace||Recommend repairing or replacing |
|Repair/Maintain||Recommend repair and/or maintenance |
|Minor Defect||Correction likely involves only a minor expense |
|Maintain||Recommend ongoing maintenance |
|Evaluate||Recommend evaluation by a specialist |
|Monitor||Recommend monitoring in the future |
|Comment||For 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 http://www.reporthost.com/glossary.asp
Inspector's name: Ric Adkins
Type of building: Single family
Age of building: 2004
Time started: 8:50am
Time finished: 10:35am
Inspection Fee: $100
Payment method: Invoiced
Present during inspection: Client(s)
Weather conditions: Clear
Ground condition: Dry
Foundation type: Crawlspace
The following items are excluded from this inspection: Security system
Views of home
The natural gas service was turned off. As a result, some appliances such as water heater(s), forced air furnace(s), gas fireplace(s), stove(s), range(s) and/or gas supply lines weren't fully evaluated. The inspector was unable to test for gas leaks.
Footing material: Poured in place concrete
Foundation material: Brick
Apparent wall structure: Wood frame
Wall covering: Vinyl
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel
One or more crawl space vent screens are blocked by shrubbery and debris. This restricts ventilation in the crawl space and may result in increased levels of moisture inside. Materials or items blocking vents should be removed.
Front porch crawl space vents
Issue not corrected as of 10/18/13
Gutter downspout elbow is missing on back left corner of the house. Elbow extension should be replaced to channel water away from the foundation. Issue not corrected as of 10/18/13
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.
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.
Issue not corrected as of 10/18/13
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.
Caulk has deteriorated in several joints on the front porch.
Issue has been corrected
The exterior finish on the front porch 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.
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.
Roof inspection method: Viewed from ground with binoculars
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 2004
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
Views of roofing both front and back of home.
The vehicle garage door was tested for proper operation of the auto retract safety feature. Unit operated satisfactory when met with resistance and photo eye was activated.
Inspection method: Partially traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass loose fill
Insulation depth: 12-13'
Insulation estimated R value: R30
Cover plate(s) are broken at one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be replaced where necessary.
View of attic space
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: Left wall in garage
Location of main disconnect: Breaker at bottom of main service panel
Service entrance conductor material: Aluminum
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
Views of main service panel with and without cover panel.
All 120v outlets were tested for proper wiring. All tested satisfactory.
Estimated age: 2004
Energy source: Natural gas
Capacity (in gallons): 40
The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
Water temp and proper operation of the gas water heater was tested on re inspection on 9/4/13. Hot water temp was 115.7 degrees. Unit operated satisfactory.
The water heater was turned off at the time of the inspection. For example, circuit breaker turned off, gas supply turned off or pilot light turned off. The inspector was unable to fully evaluate the water heater.
Estimated age: 2004
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Flexible ducts
Model: RAKA-030JAZ A/C, RA03236C1408162273 Furnace
Filter location: In return air duct below furnace
Cover for thermostat for HVAC system will not latch properly due to a wrong sized screw is used to anchor the unit. Proper sized screw need to be used to allow for cover to close correctly.
Issue has been corrected
The last service date of this system appears to be more than one year 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 one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future.
Unit operated satisfactory at time of inspection.
Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
The furnace was shut off at the time of the inspection. For example, the gas supply was shut off, the pilot light was out, and/or the electric supply was turned off. As a result, the inspector was unable to fully evaluate this unit.
Gas supply off
Unit was tested on re inspection on 9/4/13 gas supply was on. Unit operated satisfactory. Temp at return duct 78.7 degrees with thermostat set at 78 degrees.
Verification of proper operation of A/C system. System operated satisfactory at time of inspection.
Water pressure (psi): 64psi
Location of main water shut-off valve: At street
Location of main water meter: At street
Water service: Public
Service pipe material: Galvanized steel
Supply pipe material: PEX
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
Verification of supply water pressure
The gas supply for gas fireplace was turned off. Unit was not fully evaluated.
Inspection method: Traversed
Checked gas logs for proper operation on re inspection on 9/4/13. Unit operated satisfactory
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: Some areas
Support beam for the metalwork that supports the poured in place concrete front porch has failed. The support beam is sagging and has significant rot. This needs to be further evaluated by a qualified crawl space contractor. Repairs need to made to prevent major damage to the structure.
In the inspectors opinion substandard repairs were made on this issue. The rotted support boards have been replaced. However several of these boards are not supported by the support pillars. Additional support is needed to make a proper repair. Inspector recommends consulting with a qualified crawl space contractor to evaluate the issue.
No vapor barrier is installed in some areas. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should install a vapor barrier where missing. Standard building practices require the following:
The soil below the vapor barrier should be smooth and free from sharp objects.Seams should overlap a minimum of 12 inches.The vapor barrier should lap up onto the foundation side walls.
Better building practices require that:
Seams and protrusions should be sealed with a pressure sensitive tape.The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.
The refrigerator was checked for proper operation. Refrigerator was satisfactory. The freezer section temp was higher than recommended. Freezer thermostat was set to highest temp setting. Inspector lowered temp setting. Recommend the client to follow up on temp of freezer. Freezer had cooled down several degrees before leaving.
Freezer temp should be -18 to 0 degrees
All fixed kitchen appliances were checked for proper operation. All operated satisfactory.
One smoke alarms is missing from their mounting brackets. Damaged and/or missing smoke alarms should be replaced as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit:
Hall way smoke detector is missing
Issue has not been corrected as of 10/18/13
Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:
The sliding door screen is missing.
Issue has not been corrected
We are proud of our service and trust you will be happy with the quality of our inspection. Please contact us with any concerns you may have with this report.