JW Ramsey & Son Home Inspections LLC

Inspector's email: ramdino@shelby.net
Inspector's phone: (704) 460-4634
904 Parkwood Rd 
Shelby NC 28150
Inspector: James Ramsey Jr.
NCHIL# 0175


Property Inspection Report
Client(s): Mr & Mrs. Buyer
Property address: 123 Main Street
Shelby NC
Inspection date: Thursday, July 19, 2007
This report published on Thursday, October 25, 2012 2:51:35 PM EDT

View report 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.

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 
Repair/ReplaceRecommend repairing or replacing. All repairs should be perfromed by a qualifed licensed contractor skilled in the trade they are repairing. 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
CommentFor 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

Table of Contents
General information
Crawl space
Water heater
Bathroom Hall
Bathroom Master
Electric service
Heating and cooling
Interior rooms
Fireplaces, woodstoves and chimneys
General information Return to table of contents
Type of building: Single family
Property owner's name: Ms property Owner
Inspection Fee: $250.00
Occupied: No
Weather conditions: Clear
Temperature: Hot
Ground condition: Dry
Front of structure faces: East
Foundation type: Crawlspace
The following items are excluded from this inspection in addition to those listed in the pre-inspection agreement: Private sewage disposal system, Security system, Irrigation system, Swimming pool, Hot tub, Private well, Shed, Playground equipment, Sauna, Low voltage outdoor lighting, Central vacuum system, Water filtration system, Water softener system, Built-in sound system, Intercom system, Generator system, Sport court, Sea wall, Outbuildings
1) Safety, Repair/Replace - This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. CO detectors should always be installed in homes with fuel burning appliances.CO detectors are inexpensive and easily installed and represent a significant safety upgrade. I 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
2) Safety, Comment - This home was built prior to 1979. It may or may not contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:
  • The Environmental Protection Association (http://www.epa.gov)
  • The Consumer Products Safety Commission (http://www.cpsc.gov)
  • The Center for Disease Control (http://www.cdc.gov)
    Structure Return to table of contents
    Foundation: Brick and Block
    Floor Structure: 2x8 joist, board sheeting
    Wall structure: wood studs
    Columns/ Piers: Masonry
    Roof Structure: 2x6 rafters, board sheeting
    3) Comment - See crawl space section for structural issues
    Crawl space Return to table of contents
    Inspection method: Partially traversed
    Insulation material underneath floor above: None visible
    Pier or support post material: Masonry
    Vapor barrier present: No
    4) Repair/Replace, Evaluate - Rot and damage to structure and sheeting under stall shower. This is due to the age of the shower pan which has deteriorated. I recommend further evaluation by a qualified general contractor to determine repairs required. The repair may involve replacement of the shower pan.

    Photo 6  

    5) Repair/Replace - The vapor barrier needs repair. Exposed soil was found in large 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 make repairs as necessary so no exposed soil exists. Standard building practices require the following:
  • The soil below the vapor barrier should be smooth and free from wood and sharp objects.
  • Seams should overlap a minimum of 12 inches.
  • Vapor barrier should cover 95-100% of the soil
    6) Minor Defect - Cellulose-based debris such as wood scraps, form wood, cardboard and/or paper were found in crawl space. All cellulose-based debris should be removed to avoid attracting wood destroying insects.
    7) Comment - Some crawl space areas were inaccessible due to low height (less than 18 inches), ductwork or pipes blocking, standing water, and/or stored items. These areas are excluded from this inspection.
    Plumbing Return to table of contents
    Location of main water shut-off valve: Meter
    Water service: Public
    Service pipe material: Polyethelene
    Supply pipe material: Copper
    Drain Waste & Vent pipe material: Plastic
    8) Repair/Replace, Evaluate - Active leak noted at the hall bathroom lavatory while sink was tested. Water could be seen dripping from the trap under the sink in the cabinet. This will have a damaging effect on the cabinet and it's contents Recommend repair by a qualified plumbing contractor.

    Photo 10  

    9) Comment - Neither the clothes washer nor dryer were operated or evaluated due to the circuit breakers being turned off. They are excluded from this inspection.
    10) Comment - See crawl space section for comments regarding the leaking shower pan.
    Water heater Return to table of contents
    Estimated age: 5
    Type: Tank
    Energy source: Natural gas
    Capacity (in gallons): 40
    11) Safety, Repair/Replace, Evaluate - The water heater in the garage is installed so flames and/or sources of spark are less than 18 inches above the floor. Standard building practices require that the open flame or source of spark for appliances in a garage be located at least 18 inches above the floor. Fuel vapors from vehicles, storage containers or other sources are heavier than air and may ignite when exposed to pilot lights, sparks or open flames. This is a safety hazard. A qualified heating and cooling contractor should evaluate and make repairs and/or modifications as necessary. Typical repairs would be to simply raise the water heater.

    Photo 2  

    12) Safety, Repair/Replace, Evaluate - Based on the location of the water heater and the visible venting, the water heater may have an inadequate source of combustion and/or dilution air. All gas appliances require adequate air (approximately 50 cubic feet per 1000 BTU) for combustion, dilution and ventilation. This is a potential safety hazard, and may result in combustion fumes entering living spaces and/or the unit malfunctioning. A qualified contractor should evaluate and make repairs as necessary, by simply installing exterior vents, or grills in walls or doors.

    Photo 2  

    13) Safety, Repair/Replace - The Temperature Pressure Relief Valve was not piped to the floor. Recommend the TPR be piped to the floor in the case of a discharge. As installed, unit will spray hot scalding water if the TPR should activate and nearby room occupants could be injured. This may only need to have a copper extension, available from local hardware or plumbing supply stores, to be screwed into the TPR. A plumbing contractor could easily perform this work while he is on site repairing the other water heater issues.
    Bathroom Hall Return to table of contents
    Location #A: Hall
    14) Safety, Repair/Replace, Evaluate - The electric receptacle that serves the counter top surface is within six feet of the sink and does not have ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that the receptacle that serves this counter top surface has GFCI protection. For example, install GFCI receptacles or circuit breaker as needed.
    Bathroom Master Return to table of contents
    Location #A: Master
    Floor type: Ceramic tile
    Tub or shower surround: Ceramic tile
    Kitchen Return to table of contents
    Kitchen Floor Covering: Vinyl sheet goods
    Appliance type: Gas
    15) Comment - The dishwasher drain line is not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The clients should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.
    The dishwasher did drain properly when tested and should be evaluated by a appliance installer.
    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: Main panel
    Location of sub panels: Kitchen
    Location of main disconnect: Breaker at top 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
    Smoke detectors present: Yes
    16) Safety, Repair/Replace, Evaluate - One breaker in the exterior panel is double tapped. This means that two conductor wires have been installed on a breaker that was designed for only one. Double tapping is a fire hazard. This should be repaired by a licensed electrician. As the panel has several empty spaces this can be accomplished relatively simply.

    Photo 11  

    17) Safety - Recommend installation of carbon monoxide detectors due to gas burning appliances.
    18) Minor Defect, Comment - Neither the front or back doorbell button activated the doorbell when pressed
    19) - See comments in the " Interior Room " section
    Heating and cooling Return to table of contents
    Estimated age: 12
    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: Sheet metal ducts, Flexible ducts
    Filter location: Behind return air grill
    Filter type: Disposable
    20) Safety, Repair/Replace, Evaluate - Ducts in the crawl were poorly sealed and had gaps where conditioned air could escape into the crawl or return ducts could pull crawl air into house. Crawl air typically has contaminants that you would not want in the house air. Recommend further evaluation by a qualified HVAC technician.

    Photo 8  

    21) Safety, Repair/Replace - The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
    22) Safety, Repair/Maintain, Evaluate - As evidence by the rust buildup in the heat exchanger area, the last service date of this system appears to be more than one year ago, 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, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
    23) Repair/Replace, Evaluate - Insulation is missing or loose on one or more heating/cooling ducts in unconditioned spaces. This will prevent the system from operating efficiently and may lead to condensation and moisture buildup in the crawl which can have damaging effects on building components. A qualified contractor should evaluate and install insulation as necessary and as per standard building practices.

    Photo 7  

    24) Repair/Replace, Evaluate - Supply air from the air conditioning system was not cool enough. It should be 14 to 20 degrees Fahrenheit cooler than at the return duct(s), This may be caused by refrigerant loss, dirty coils, a failing compressor, an over sized fan, or a deficient return air system. A qualified heating and cooling contractor should evaluate and repair as necessary.
    25) Repair/Maintain, Evaluate - 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.
    26) Comment - The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace is that age or older age and may need replacing in the near future. Recommend budgeting for a replacement in the near future.
    27) Comment - Heat exchanger was not visible. Some or all of the heat exchanger could not be inspected and no representation is made of the conditions in unit.
    Interior rooms Return to table of contents

    28) Safety, Repair/Replace, Evaluate - Two master bedroom outlets had an open ground at a three-pronged electric receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.
    Grounding type receptacles began being required in residential structures since the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles.

    29) Safety, Comment - This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. The paint found in and around this structure appeared to be intact and may be encapsulated by more recent layers of paint that are not lead-based. Regardless, recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint.

    What You Should Know About Lead Based Paint in Your Home: Safety Alert - CPSC Document #5054

    CPSC Warns About Hazards of "Do lt Yourself" Removal of Lead Based Paint: Safety Alert - CPSC Document #5055

    30) Repair/Replace, Evaluate - Two-pronged electric receptacles rather than three-pronged, grounded receptacles are installed at the den. They are considered to be outdated by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include:
  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Dishwashers
  • Kitchen food waste disposers
  • Information technology equipment
  • Sump pumps
  • Electrical aquarium equipment
  • Hand-held motor-operated tools
  • Stationary and fixed motor-operated tools
  • Light industrial motor-operated tools
  • Hedge clippers
  • Lawn mowers

    This list is not exhaustive. A qualified electrician should evaluate and install grounded receptacles as per the client(s)' needs and standard building practices.
    31) Repair/Replace, Evaluate - The sash spring mechanism(s) in three windows at the den are broken or loose. This will prevent the windows from remaining open without assistance. A qualified contractor or service technician should evaluate and make repairs as necessary so the window(s) operate as intended (open easily, stay open without support, close easily, etc.).
    32) Repair/Replace, Evaluate - The master bath door will not latch when closed. Repairs should be made as necessary, and by a qualified contractor if necessary. For example, aligning strike plates with latch bolts and/or replacing locksets.
    33) Repair/Replace, Evaluate - The master and hall bedroom doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
    34) Repair/Maintain - Most of the 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.
    35) Comment - The doorbell appears to be inoperable. Recommend having a qualified electrician evaluate and repair as necessary.
    36) Comment - One or more light fixtures have missing bulbs and could not be fully evaluated. Bulbs may simply need to be installed, or repairs or replacement may be necessary.
    Attic Return to table of contents
    Inspection method: Traversed
    Roof structure type: Rafters
    Ceiling structure: joist
    Insulation material: Fiberglass loose fill
    Insulation depth: 15
    Insulation estimated R value: 30
    37) Safety, Repair/Replace, Minor Defect - Cover plate(s) are missing from two junction boxes at the chimney and at the access. 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 installed where missing.
    38) Repair/Replace - The sheeting at the ridge vent has not been cut back approx. 1 inch on each side of the ridge board as per manufacturers installation instructions. This will not allow the vent to function properly and can cause shingle life expectancy to be shortened as well as create heat and condensation issues in the attic. Recommend the sheeting be cut properly by a qualified roofing contractor.

    Photo 5  

    39) Repair/Replace - The kitchen exhaust fan vents into attic. It should be piped to the exterior or to a vented soffit. Recommend this be performed.
    40) Evaluate, Monitor - Stains were visible on the roof structure at the chimney. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner(s) about past leaks. The client(s) should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified roofing contractor should evaluate and repair as necessary.
    Fireplaces, woodstoves and chimneys Return to table of contents
    Chimney type: Masonry
    41) Repair/Replace, Evaluate - The chimney flue was capped. Examination for the flue was not possible. Recommend further evaluation by a qualified chimney swift prior to it being utilized..
    Roof Return to table of contents
    Roof inspection method: Traversed
    Roof type: Gable
    Roof covering: Asphalt or fiberglass composition shingles
    Estimated age of roof: 5
    Ventilation type: Ridge, End louvres, Soffit
    Gutter & downspout material: Aluminum
    Downspouts: Disconected at roof
    Roof ventilation: Inadequate
    Flashing Material: Membrane
    42) Repair/Replace - Two "rubber boot" flashings on the rear roof are damaged or deteriorated and may result in leaks or vermin intrusion. A qualified contractor should replace flashings where necessary.

    Photo 4  
    Exterior Return to table of contents
    Foundation material: Brick
    Apparent wall structure: Wood frame
    Wall covering: Brick veneer
    Driveway material: Poured in place concrete
    Sidewalk material: Poured in place concrete
    43) Repair/Replace, Evaluate - Rot was noted at the front and rear porch to the fascia boards. A qualified contractor should evaluate and make repairs as necessary, replacing all rotten wood.
    44) Repair/Replace - Two downspouts to the left of the front porch are loose or detached. 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, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary so downspouts are securely anchored and functional.
    45) Repair/Replace - Gutter over rear porch is damaged. 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, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should replace or repair gutters where necessary.

    Photo 1  

    Photo 3  

    This report is intended for the exclusive use of the contracted individual. Distribution to third parties is not authorized. No portion of this report will be shared with third parties unless permission has been obtained from the contracted individual. The original pre-inspection agreement becomes a portion of this report.

    This report contains the opinions of the inspector. His opinion may differ from that of third parties. Items indicated have been done so in that, in the opinion of the inspector, they represent something that should have or could have been repaired, originally built better, or components that have degraded to the point that they need repair or replacement.

    This is not a code compliance inspection. No codes have been referenced or researched. As most of the components in a house are generally concealed by finished surfaces, other components, or even homeowner possessions; problems may present themselves in the future that were not visible or detectable at the time of the inspection. No damage to finish surfaces, removal of components, or moving of owner’s possessions was performed during the inspection.

    The inspection is a visual inspection only of the conditions at the time of the inspection. No engineering was performed to determine adequacy of equipment or components. The inspector is a generalist only. He may have referred you to an expert to ascertain if a particular item is a problem. This may, but not necessarily, indicate that the item referred is a problem. An outside expert may determine that it is not a problem. Calculations beyond the scope of a home inspection would have to be performed by the referred expert in order to determine if a problem existed. Typically the item will have been questionable as to its adequacy and this is the reason it has been referred to an expert.

    Evidence of wood destroying organisms or moisture may indicate that concealed damage may exist that was not reported. If a Termite inspection has been performed, the report should be made available to the inspector for evaluation. Evidence of termites may indicate concealed damage that should be evaluated further by removing finished surfaces, which is not a part of this inspection.

    The report may indicate that a component or system is at or near the end of its life expectancy. This refers to that particular component or system. It means that this component may or may not be functioning properly. If it is functioning you should expect to replace it soon. It may continue to function for several months or years, but you should expect it to stop functioning or serving the purpose for which it was originally intended soon.

    Most appliances, HVAC systems, hot water heaters and other replaceable components of a house have a life expectancy of 12 years. Some may last more and some may last less. Some may completely fail and sometimes components of the affected item may be replaced or repaired without replacing the entire item. It is not possible to determine accurately how long an item will last or when something will need to be replaced. We therefore give no indication of when a certain item will need to be replaced or repaired.

    Product recalls or notices of any kind are outside the scope of this inspection. Where known we have indicated if a recall or notice exist, however our knowledge is limited and no guarantee is given that all the recalls and notices of components at the property were identified. If recalls are a concern for you we suggest you seek information at www.cpsc.gov.

    While mold or organics may have been mentioned, this inspection does not include those problems related to poor indoor air quality. Only through a sampling and lab analysis can mold be determined to be a health threat. However mold presence is an indicator of high moisture levels. Mold can cause damage to the structural integrity of components as well as health problems. Mold may need to be abated as per proper EPA guidelines, and the moisture intrusion that attributes to its growth remedied. Where mold, rot, or moisture intrusion has been indicated, further evaluation is recommended to determine if damage is concealed by finished surfaces. Destructive tested is not a part of this inspection report.

    Homes older than 40 years were generally not built by any enforced standard of codes. They may contain components, structural or otherwise, that were installed in their fashion because the builder thought it was a good idea. These houses certainly do not meet codes of today and this inspection is not a code inspection. The structural inspection of the home was to determine if it was in livable condition rather than meeting any code. Older homes will have settled causing out of level floors, out of plumb and square walls, depressions in the roof etc. This may, but does not necessarily mean that the home is structurally inadequate. They indicate that the house is showing signs of its age. They may or may not continue to worsen. It is our opinion that they are a part of living in an older home and to be expected.

    If desired, all recommendations and problems should be completed prior to final closing on the property or escrow arrangements may be made. If repairs are made to a property based on the results of an inspection, the work should be performed by qualified contractors, not the seller. By qualified, we mean licensed, bonded, state-certified where applicable and with a reasonable amount of experience. Contractors providing repairs should provide legible documentation in the form of work orders and/or receipts.

    "Photographs may be included to help you to understand and visualize what was observed during the inspection. Photos are intended to show an example or sample of a described defect, but may not show every occurrence of the defect or accurately depict the severity of the defect. Also note that not all defects will be photographed."

    The NC Home Inspector Licensing Boards requires us to refer you out for almost all issues to a licensed professional skilled for that particular problem repair.

    This report and the information contained herein are for the exclusive use of the contracted client. The contents are protected under all applicable copyright laws and are not transferable to third parties under penalty of law.©