 | Dedicated Home InspectionsWebsite: http://www.reporthost.com/dedicatedhiiEmail: dedicatedhii@aol.com Phone: (704) 791-8169 · (704) 888-1048 2010 Ramble Road Midland, NC 28107 Inspector: Robert Reynolds NC License #2841 |
| Property Inspection Report | |
| Client(s): | A Valued Customer |
| Property address: | 1234 Lovely Lane Somewhere, NC |
| Inspection date: | Thursday, March 20, 2008 |
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.
 | 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 |
 | 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.aspTable of Contents
General information
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Crawl space
Kitchen
Bathrooms
Interior rooms
| General information | Return to table of contents |
This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
| Exterior | Return to table of contents |
One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.
 Photo 25 sidewalk from driveway to front door
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One or more deck ledger boards are nailed to the structure rather than being attached by adequate fasteners. This poses a significant safety hazard since the ledger board(s) may separate from the structure, causing the deck(s) to collapse. A qualified contractor should install lag screws or bolts as per standard building practices to securely attach the ledger board(s) to the structure. For more information on installing deck ledger boards visit: http://www.hometime.com/Howto/projects/decks/deck_4.htm
Insufficient number of through bolts fastening girder to support posts. Two 5/8" galvanized bolts required at each post. Need to have a qualified contractor to evaluate and make necessary repairs and/or replacement.
 Photo 4 |
Deck girders bearing on ledger board at house; needs its own support post. Three nails are required in ledger under each joist. Need to have a qualified contractor to evaluate and make necessary repairs and/or replacement.
 Photo 5 post required under girder at arrow on left and the nails are required in ledger under joist.
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Exterior receptacles served by ground fault GFICI defective. When plugging tester without using tripping mechanism, breaker would trip. This indicates a possible defective GFICI breaker. Recommend having a licensed electrical contractor to evaluate and make necessary repair or replacement.
The perimeter grading slopes towards the structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. 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.
 Photo 2 ground is level in some areas in front of house
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Some decking boards loose, damaged, and deteriorated. Need to have a qualified contractor to evaluate and make necessary repairs and/or replacement.
 Photo 21 |
 Photo 22 |
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.
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.
 Photo 6 |
 Photo 7 |
 Photo 1 |
 Photo 28 |
 Photo 3 |
| Roof | Return to table of contents |
One or more sections of roof flashing are deteriorated and/or rusted. Leaks may occur as a result. A qualified roofing contractor should evaluate and replace flashing where necessary.
 Photo 11 Flashing seperated from brick.
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One or more "rubber boot" flashings are damaged or deteriorated and may result in leaks or vermin intrusion. A qualified contractor should replace flashings where necessary.
 Photo 14 |
 Photo 15 |
Trees are overhanging roof and are within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.
 Photo 16 |
 Photo 17 Shingle lifed up.
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 Photo 18 Hole in shingle at ridge over garage.
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 Photo 35 Break in ridge cap over bay.
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 Photo 27 |
| Garage | Return to table of contents |
Handrail in garage is loose. This is a safety hazard. A qualified contractor should make repairs as necessary. For example, installing new fasteners and/or hardware so handrails are securely attached.
 Photo 29 |
Electrical Box outside of wall in storage room. Need to have an electrical contractor evaluate and make necessary repairs and/or replace.
 Photo 30 |
Garage Door has excessive water damage and rot on the two lower panels. Door sagging in the middle. Need to have a qualified contractor to make necessary repairs or replace.
 Photo 8 |
 Photo 10 |
 Photo 31 indicates sagging door
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| Attic | Return to table of contents |
One or more exhaust fans have no duct and terminate in the attic. This is a conducive condition for wood destroying insects and organisms due to increased moisture levels in the attic from the exhaust air. A qualified contractor should install ducts and vent caps as necessary and as per standard building practices so exhaust air is vented outside. Better building practices call for R8 rated insulation on these ducts.
 Photo 40 Exhaust vent not connected to bathroom fan.
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 Photo 41 |
Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection .| Electric service | Return to table of contents |
Was unable to locate primary and secondary condesation discharges for aircondition unit in attic. There was located in crawl space a flex pipe ending in that area. You may want ton consider having a Licensed Mechanical contractor evaluate and repair if needed.
| Water heater | Return to table of contents |
| Heating and cooling | Return to table of contents |
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. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
Unit for first floor needs flashing reattached to house and caulked. You should have a qualified contractor make necessary repair.
 Photo 32 Flashing at outdoor gas pack needs to be secured to house and recaulked.
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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.
 Photo 33 |
| Plumbing and laundry | Return to table of contents |
| Fireplaces, woodstoves and chimneys | Return to table of contents |
| Crawl space | Return to table of contents |
One or more joists are damaged due to non-standard or substandard notching and/or hole boring. Standard building practices specify the following limitations for notching and boring joists: Photo 42 |
 Photo 45 |
 Photo 43 |
 Photo 44 |
| Kitchen | Return to table of contents |
The bracket that attaches the dishwasher to the underside of the countertop is loose, missing or installed in a substandard way. Repairs should be made as necessary, such as installing or reinstalling the bracket, and by a qualified contractor if necessary.
Food disposal rubber throat insert missing.
 Photo 34 |
The oven light is inoperable. Recommend replacing bulb or having repairs made if necessary by a qualified appliance technician.
One or more kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.
| Bathrooms | Return to table of contents |
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 36 |
| Interior rooms | Return to table of contents |
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.
 Photo 39 On back deck
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One or more windows that were built to open, will not open, or open only minimally due to their being painted shut, damaged and/or deteriorated in some way. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.
 Photo 37 |
Screen(s) in one or more windows are torn or have holes in them. Screens should be replaced where necessary.
 Photo 38 at deck
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 Photo 46 |
