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LogoWebsite: http://www.meridianbuildersnc.com
Email: justins@meridianbuildersnc.com
Phone: (919) 343-8888
PO Box 4384 
Sanford, NC 27331
Inspector: Justin Smith
NCHI license # 3256

 

Property Inspection Report

Client(s):  My Client
Property address:  357 First Street
Your Town, NC
Inspection date:  Monday, January 1, 2018

This report published on Monday, March 26, 2018 9:11:04 PM EDT

Thank you for allowing Meridian Builders to inspect this property! We appreciate your business. This report is the exclusive property of Meridian Builders of NC, Inc. and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

NOTICE TO ALL CLIENTS: This report contains technical information that may or may not be readily understandable to the layperson. Therefore, a verbal consultation with the inspector is an integral part of this inspection report. If you were not present during the inspection, please call the inspector for clarification or further education on an issue. This inspection and inspection report complies with the standard of practice set forth by the NC Home Inspection Licensure Board and represents the results of a limited visual examination of certain readily accessible systems and components using normal operating controls and openings / access panels. The inspection and report do not address and are not intended to address the possible presence of or danger from any potentially harmful substances and environmental hazards including, by not limited to MOLD, Radon Gas, Lead Paint, Asbestos, Urea Formaldehyde, toxic or flammable chemicals and water and airborne hazards. Also excluded are inspections of and report on swimming pools, wells, septic systems, security systems, central vacuum systems, water softeners, sprinkler systems, and the presence or absence of rodents, termites and other insects. The scope of this inspection and terms of the relationship between the parties are defined in the Property Inspection Agreement signed by the client.

The SUMMARY REPORT is provided as an accessory to the Inspection Report and is not a full report. It summarizes the inspectors comments regarding conditions and/or concerns found during the course of the visual examination and does not represent the full inspection and should not be used separate from the inspection report. This summary is not the entire report. The full report may include additional information of interest or concern to the client. It is strongly recommended that the client read both.

All location references are made as if standing in front of the property facing the main entrance.

Thanks,
Signature

Justin Smith
Meridian Builders of NC, Inc.
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 safety hazard
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
InspectedItem or component is in serviceable condition
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 https://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior and Foundation
Crawl Space
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
HVAC First Floor
HVAC Upstairs
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows

View summary


General Information
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Report number: 0319182
Time started: 1:30
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool
Inspection fee: 425.00
Payment method: Credit card
Buildings inspected: One house
Estimated Year Constructed: 1993
Source for main building age: Municipal records or property listing
Occupied: Yes

1) Comment - Some areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found. Often clients choose to perform a walk through of the property after items are removed and prior to closing.

Grounds
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Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood, Masonry
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Wood, Masonry
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; invisible fencing; retractable awnings. Any comments made regarding these items are as a courtesy only.

2) Repair/Replace, Comment - A planter existed on the rear grounds of the home near the deck. The wood on the outside of the planter was painted, but some of the paint was flaking off and appeared to be the result of water coming through the wood. The wood used to construct the planter did not appear to be treated or intended for exterior use. Be aware that rot will continue to occur at this structure as there is constant moisture from the soil in contact with the untreated wood. The client may wish to have the structure removed or replaced with materials appropriate for this type of structure.
Photo
Photo 2-1
Paint flaking at the planter/ water leaking from behind the paint.
Photo
Photo 2-2
Wood planter will likely rot over time.
Photo
Photo 2-3
Dark moist wood at the back side of the planter. Rot likely to exist on the inside of the planter.
 

Exterior and Foundation
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Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Wood, Cement fiber, Brick veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.

3) Repair/Replace - Wood rot or damage was found at sections of siding, trim, and window sill and frames at areas pictured below. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
Photo
Photo 3-1
Rot at the front corner window sash.
Photo
Photo 3-2
Wood rot at the kitchen window sash.
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Photo 3-3
Substandard repairs to rot at the garage door jamb.
Photo
Photo 3-4
Vinyl trim damaged at the garage door.
Photo
Photo 3-5
Rot at the garage window sash.
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Photo 3-6
Rot at the right corner fascia trim and likely behind the gutter.
Photo
Photo 3-7
Wood rot at the master bedroom window trim.
Photo
Photo 3-8
Wood rot at the attic window sash and sill.

4) Maintain - The paint finish in some areas, especially on the wooden windows was failing on the exterior of the home (e.g. peeling, faded, worn, thinning). Wooden siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
Photo
Photo 4-1
Paint failing on the other garage window sash.
 

Crawl Space
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Crawl space inspection method: Accessible areas traversed and viewed with a flashlight
Condition of floor substructure above crawl space: Appeared serviceable
Pier or support post material: Concrete block
Beam material: Solid wood
Floor structure: Solid wood joists
Condition of insulation underneath floor above: Appeared serviceable
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Appeared serviceable
Vapor barrier present: Yes
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Manual Foundation Vents
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing. The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.

5) Repair/Replace, Evaluate - Some staining and past repairs were found on the subfloor around the master bathroom shower and bathtub drains. The staining suggests that there was a leak in the plumbing sometime in the past. A moisture meter found a slightly elevated level near the bathtub drain. Recommend that a qualified plumber evaluate both areas further while at the property evaluating/repairing other items in the plumbing section of this report and make repairs if necessary.
Photo
Photo 5-1
Moisture level elevated in wood at the master tub drain.
Photo
Photo 5-2
Staining/ past repairs around the master tub drain. Further evaluation is suggested.
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Photo 5-3
Staining/ past repairs around the master tub drain. Further evaluation is suggested.
 

6) Repair/Replace - Some crawl space vents on the right side of the home were near grade level and no wells were installed. Vent wells should be installed when vents are at or near grade to prevent debris from blocking vents and/or water from entering vents. Recommend that a qualified person install vent wells per standard building practices.
Photo
Photo 6-1
Vents near grade of the right side of the home.
 

7) Comment - Conditions in the crawl space were very nice at the time of inspection. Floor framing visible was in good condition and the insulation was acceptable. The inspector wanted to include a picture for the client to view.
Photo
Photo 7-1
Moisture content measured in joists was at an acceptable level.
Photo
Photo 7-2
Framing/insulation was in good condition.

Roof
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Roof inspection method: Viewed from ground with binoculars, Viewed from windows
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable, Limited evaluation due to little or no rainfall during and prior to the inspection
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately, were leak-free, or clogged. The adequacy and finding the termination of underground drainage lines are beyond the scope of a general home inspection and should be check frequently to ensure they are functioning properly.

8) Repair/Replace - Extensions such as drain pipes for downspouts near the front porch were missing. Water can accumulate around the building foundation or inside the crawl space as a result. Recommend that a qualified person install extensions as necessary so rainwater drains away from the structure.
Photo
Photo 8-1
Drainage lines should be installed on downspouts near the front porch.
Photo
Photo 8-2
Evidence of some past water intrusion near the front porch.

Attic and Roof Structure
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Attic inspection method: Accessible areas were traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass roll or batt
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Open soffit vents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.

9) Evaluate, Comment - Some engineered floor joists were being used as rafters at a few areas in the upper attic. The reason for the mixture of engineered and solid wood rafters is not common. Engineered floor joists can be used as rafters under certain conditions and with the appropriate bracing. There did not appear to be any lateral bracing on any of the sections of engineered joists. There were no signs of sagging or movement, but the client may consider hiring a licensed general contractor to evaluate the use of engineered lumber in the attic and make sure the installation is correct.
Photo
Photo 9-1
Engineered floor joists used as rafters in some areas of the upper attic.
Photo
Photo 9-2
Engineered floor joists used as rafters in some areas of the upper attic.

Garage or Carport
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Type: Attached, Garage
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Adequate
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.

10) Repair/Replace - The garage vehicle door was damaged where the opener attached. Recommend that a qualified contractor repair or replace door as necessary.
Photo
Photo 10-1
Garage door damaged at the opener connection.
 

Electric
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Electric service condition: Appeared serviceable
Primary service type: Underground
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Building exterior
Location of sub-panel #B: Garage
Location of main disconnect: At main disconnect panel outside
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Copper, Aluminum multi-strand
Solid strand aluminum branch circuit wiring present: None visible
Smoke alarms installed: Yes
Carbon monoxide alarms installed: No, recommend install
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.

11) Safety, Repair/Replace - Smoke alarms were missing from bedrooms. Additional smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage.
Photo
Photo 11-1
No smoke alarms in the bedrooms.
 

12) Safety, Repair/Replace - The smoke alarm installed upstairs in this property did not respond to standard testing procedures. This is a safety issue. All smoke alarms should be operable and respond to normal testing procedures. Recommend that the smoke alarms be replaced by a licensed electrician.
Photo
Photo 12-1
Upstairs smoke alarm did not respond to testing procedures.
 

13) Safety, Repair/Maintain - The power meter base was loose where it attached to the exterior of the property. If the base were to fall, this could possibly cause unwanted damage to the electrical system. The power company may have to be contacted to help resolve this issue. Recommend that a licensed electrician be contacted to evaluate this issue and make repairs as necessary.
Photo
Photo 13-1
Main electrical panel was loose and not properly attached to the wall.
 

14) Inspected, Comment - The electrical panels appeared to be properly installed. Here are pictures of the panels with their covers removed.
Photo
Photo 14-1
Main electrical panel.
Photo
Photo 14-2
Garage subpanel.

Plumbing / Fuel Systems
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Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water shut-off: Closet under the steps
Condition of supply lines: Required repair, replacement and/or evaluation (see comments below)
Supply pipe material: Polybutylene
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Required repair, replacement and/or evaluation (see comments below)
Waste pipe material: Plastic
Sump pump installed: None visible
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.

15) Repair/Replace, Evaluate - The water supply pressure measured over 120 PSI. Pressures above 80 PSI may void warranties for some appliances such as water heaters or washing machines. Markings on the supply lines indicated that the pressure should not exceed 100 PSI . Typically, the pressure cannot be regulated at the water meter. A pressure reducing valve was found in the crawl space and may be able to be adjusted, repaired or replaced as necessary to maintain lower pressures. Recommend that a qualified plumber evaluate and make modifications to make the pressure at a more desirable and safer level if necessary. The supply lines should be monitored after any pressure adjustments are made to ensure the changes have not caused any leaks.
Photo
Photo 15-1
Water pressure exceeded 120 PSI.
Photo
Photo 15-2
Markings on the supply pipes near the pressure regulator suggest line pressure should not exceed 100 PSI.

16) Repair/Replace, Evaluate - A waste pipe fittings was loose near the crawl space access and some water was found near this connection. Recommend that a qualified plumber evaluate and repair as necessary and per standard building practices.
Photo
Photo 16-1
Waste pipe connections were loose here, some water found near the connection.
 

17) Evaluate, Comment - This home has a plumbing supply system that uses polybutylene plastic distribution lines and compression band fittings. Even though this plumbing system was installed in many homes from 1978 until mid-1990’s, it is no longer an approved plumbing system due to a history of material failures. The failures were related to improper installation, improper handling, improper storage, and plastic deterioration due to chemical reactions with the water supply. Due to the nature of this latent defect, it was not possible to adequately assess the condition of the plumbing system during the home inspection. A licensed plumbing contractor should be consulted for a complete evaluation of the plumbing system to determine the significance of this concern.
Photo
Photo 17-1
PB supply pipes were installed at this home.
 

18) Comment - Location of the main water shut off valve was found in the closet under the steps. The location of main utility shut offs should be known for emergency situations.
Photo
Photo 18-1
Main water shut off in the closet under the stairs.
 

Water Heater
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Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Estimated date of manufacture: 2017
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Location of water heater: Attic
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 136
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. 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 or a shut-off valve to be operated.

19) Safety - The hot water temperature was 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.
Photo
Photo 19-1
Hot water temperature measured 136 degrees.
 

20) Inspected - The water heater was inspected and seemed to be working properly at time of inspection. The age and capacity are listed below.
Photo
Photo 20-1
Water heater was manufactured in 2017 and held 50 gallons.
 

HVAC First Floor
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General heating system type(s): Furnace
General heating distribution type(s): Ducts and registers
Source for last service date of primary heat source: Not determined
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated manufacturing date of main HVAC Components: 2009 Furnace/ 2010 Exterior unit
Location of forced air furnace or air handler: Crawl space
Condition of air filters: Appeared serviceable
Location for forced air filter(s): Behind return air grills
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Split system heat pump
Condition of controls: Appeared serviceable
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. The inspector does not remove service panel covers on air handlers or condensing units. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Please remember that this is not a technically exhaustive inspection and does not represent a full technical and evasive inspection that would be performed by an HVAC technician. The client should consider hiring a qualified HVAC company to perform a more evasive inspection to ensure there are not hidden issues.

21) Safety, Repair/Maintain, Evaluate - The last service/ inspection date of the gas forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Recommend asking the property owner when it was last serviced. If unable to determine the last service/ inspection date, or if this system was serviced/ inspected more than 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system. Repairs should be made if necessary. For safety reasons, and because this system is fueled by gas, this servicing and inspection should be performed annually in the future. Be aware that the inspector does not perform an evasive or technically exhaustive inspection and panels are not normally removed for inspection of the interiors of HVAC components. The client may wish to consider hiring a qualified HVAC company to perform a more evasive and technical inspection to ensure there are no hidden problems with the HVAC system.

22) Inspected - The HVAC systems seemed to be working properly during the time of inspection. The temperature difference between room temperature air and the temperature measured at the supply registers were within normal working temperature range. The age of each of the components is listed below.
Photo
Photo 22-1
Downstairs HVAC component was manufactured in 2010.
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Photo 22-2
Downstairs furnace was manufactured in 2009.
Photo
Photo 22-3
Supply air during the heating cycle measured 100 degrees.
Photo
Photo 22-4
Supply air during the cooling cycle measured 54 degrees.
Photo
Photo 22-5
Downstairs burners were in good condition.
 

HVAC Upstairs
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General heating system type(s): Furnace
General heating distribution type(s): Ducts and registers
Source for last service date of primary heat source: Not determined
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated manufacturing date of main HVAC Components: 2008 both components
Location of forced air furnace or air handler: Attic
Condition of air filters: Appeared serviceable
Location for forced air filter(s): Behind return air grills
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Split system heat pump
Condition of controls: Appeared serviceable
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. The inspector does not remove service panel covers on air handlers or condensing units. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Please remember that this is not a technically exhaustive inspection and does not represent a full technical and evasive inspection that would be performed by an HVAC technician. The client should consider hiring a qualified HVAC company to perform a more evasive inspection to ensure there are not hidden issues.

23) Safety, Repair/Maintain, Evaluate - The last service/ inspection date of the gas forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Recommend asking the property owner when it was last serviced. If unable to determine the last service/ inspection date, or if this system was serviced/ inspected more than 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system. Repairs should be made if necessary. For safety reasons, and because this system is fueled by gas, this servicing and inspection should be performed annually in the future. Be aware that the inspector does not perform an evasive or technically exhaustive inspection and panels are not normally removed for inspection of the interiors of HVAC components. The client may wish to consider hiring a qualified HVAC company to perform a more evasive and technical inspection to ensure there are no hidden problems with the HVAC system.

24) Inspected - The HVAC systems seemed to be working properly during the time of inspection. The temperature difference between room temperature air and the temperature measured at the supply registers were within normal working temperature range. The age of each of the components is listed below.
Photo
Photo 24-1
Upstairs HVAC component was manufactured in 2008.
Photo
Photo 24-2
Upstairs furnace was manufactured in 2008.
Photo
Photo 24-3
Supply air during the heating cycle measured 116.
Photo
Photo 24-4
Supply air during the cooling cycle measured 57 degrees.
Photo
Photo 24-5
Burners were in good condition.
 

Fireplaces, Stoves, Chimneys and Flues
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Condition of gas-fired fireplaces or stoves: Required repair, replacement and/or evaluation (see comments below)
Gas fireplace or stove type: Converted wood-burning fireplace
Condition of chimneys and flues: Appeared serviceable
Gas-fired flue type: Converted wood burning flue
Limitations: The following items are not included in this inspection: coal stoves, ventilation requirement of gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.

25) Safety, Maintain, Evaluate - Recommend that the client review all available documentation for the gas-fired fireplace. Depending on how it is operated (for routine heating versus ambiance), such appliances normally need servicing annually or every few years. Recommend consulting with the property owner or that a qualified specialist to determine if service is needed now.

26) Repair/Replace - The fireplace damper handle was damaged. Recommend that a qualified contractor replace the damper handle as necessary.

27) Evaluate - The gas fireplace was not fully evaluated because the pilot light was off. The inspector only operates normal controls (e.g. on/off switch or thermostat) and does not light pilot lights or operate gas shut-off valves. Recommend that the client review all documentation for such gas appliances and familiarize themselves with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.
Photo
Photo 27-1
Pilot not lit, service is also suggested.
 

Kitchen
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Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Required repair, replacement and/or evaluation (see comments below)
Limitations: The following items are not included in this inspection: appliances that are not built in or freestanding; hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.

28) Repair/Replace, Evaluate - The microwave oven door was door was damaged. The door sagged when it was opened and was loose. Recommend that a qualified person evaluate and repair or replace as necessary.
Photo
Photo 28-1
Microwave door was damaged.
 

Bathrooms, Laundry and Sinks
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Location #A: Master bath, first floor
Location #B: Full bath, second floor
Location #C: Half bath, first floor
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom ventilation type: with individual exhaust ducts
240 volt receptacle for laundry equipment present: Yes
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.

29) Repair/Maintain - The fiberglass bathtub in the master bathroom had some minor damage near the faucet. Fiberglass touch up kits are available and repairs should be possible. Recommend that a qualified person make repairs as necessary.
Photo
Photo 29-1
Hole in the master tub deck.
 

Interior, Doors and Windows
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Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal, Fiberglass or vinyl
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Wood, Multi-pane, Double-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Wood or wood products, Tile
Condition of stairs, handrails and guardrails: Appeared serviceable
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.

30) Repair/Replace - The master bedroom exterior door was rubbing the threshold and required some adjustment to open and close easily. Recommend that a qualified person repair as necessary.
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Photo 30-1
Master bedroom exterior door required some adjustments.
 

31) Repair/Maintain, Evaluate - The middle window in the kitchen would not stay open when operated. It wasn't properly installed on the left side track. Recommend that a qualified contractor evaluate and repair so the window operates as intended.
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Photo 31-1
Window not properly installed in the springs at this window in the kitchen.
 

32) Minor Defect - Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in a few areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
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Photo 32-1
Cosmetic repairs needed in the upstairs hall at trim.
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Photo 32-2
Minor drywall repairs were needed in the upstairs ceiling.


Property of Meridian Builders of NC, Inc. and listed client.