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LogoWebsite: http://www.meridianbuildersnc.com
Inspector's email: justins@meridianbuildersnc.com
Inspector's phone: (919) 343-8888
1317 Gormly Circle 
Sanford, NC 27330
Inspector: Justin Smith
NCHI license # 3256

 

Property Inspection Report

Client(s):  John Smith
Property address:  123 Front Street
Sanford NC 27330
Inspection date:  Tuesday, September 06, 2016

This report published on Friday, October 07, 2016 3:25:35 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, fire and safety equipment 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 Pre-inspection Agreement signed by the parties.

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
EvaluateRecommend evaluation by a specialist
MonitorRecommend monitoring in the future
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 http://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
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
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Report number: 0906161
Time started: 10:00
Present during inspection: Property owner, Realtor
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Warm
Inspection fee: 375.00
Payment method: Invoiced
Age of main building: 2001
Source for main building age: Municipal records or property listing
Occupied: Yes, Furniture or stored items were present

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.
Photo
Photo 1-1
Some areas of this property were obscured by stored items.
 

Grounds
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Site profile: Moderate 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, Paving stones
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood, Concrete
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.

Exterior and Foundation
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Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Vinyl Siding, Metal trim sections, Brick veneer on the foundation walls
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): Poured in place concrete
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.

2) Repair/Replace - Some sections of siding or trim were loose or damaged damaged. See pictures for specific locations. Water could penetrate these areas and cause unwanted damage to framing or interior finishes. Recommend that a qualified person repair or replace siding/trim as necessary.
Photo
Photo 2-1
One section of siding was damaged on the right side of the property.
Photo
Photo 2-2
One section of metal trim was loose at the right side of the property.

Crawl Space
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Crawl space inspection method: Traversed
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
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: with 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.

3) Comment - Conditions in the crawl space were very nice at the time of inspection. Two power vents were installed at foundation vents to help increase ventilation. The inspector wanted to include pictures for the client to view.
Photo
Photo 3-1
Conditions in the crawl space were very nice!!
Photo
Photo 3-2
Two mechanical fans helped provide ventilation to the crawl space.

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: 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.

4) Repair/Maintain, Evaluate - Significant amounts of debris have accumulated on the roof, in the gutters, and possibly the downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. Unwanted runoff could cause damage to the grounds. Recommend cleaning gutters and checking the downspouts now and as necessary in the future. Please note that it is beyond the scope of a general home inspection to determine if drain lines are clear or to find their terminations. Recommend that a qualified person verify that the gutter drain lines are clear and identify the terminations as necessary.
Photo
Photo 4-1
Gutters were clogged and debris was on the rear roof surface.
 

5) Repair/Maintain - A section of gutter on the rear of the property was damaged. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. Recommend that a qualified person repair as necessary.
Photo
Photo 5-1
One section of gutter on the rear of the property was damaged.
 

Attic and Roof Structure
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Attic inspection method: 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), Gable end vents, 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.

6) Repair/Replace - The master bathroom exhaust fan in the attic had no duct to route the exhaust air outside. As a result, conditioned air will enter the attic when the fan is operated. This can result in excessive moisture in the attic. Recommend that a qualified contractor install ducting per standard building practices. Typically, this includes a duct with R-4 rated insulation permanently attached to a vent hood or cap installed on the roof or at an exterior wall.
Photo
Photo 6-1
Master bathroom vent fan was not properly ducted to the exterior.
 

7) Repair/Replace - Weatherstripping was missing from the attic access door. Weatherstripping should be installed on doors between conditioned and unconditioned spaces to create an air-proof seal between spaces. Weatherstripping also helps reduce energy loss by lowering heating and cooling costs. Recommend that a qualified person install weatherstripping where necessary on attic access doors.
Photo
Photo 7-1
Weatherstripping was missing from the attic access door.
 

8) Comment - Conditions in the attic were very nice at the time of inspection. The inspector wanted to include a picture to show the client the conditions. Framing was in good condition and the insulation was acceptable.
Photo
Photo 8-1
Conditions in the attic were very nice!!
 

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.

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: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Building exterior
Location of sub-panel #B: Hallway near the kitchen
Location of sub-panel #C: Building exterior
Location of main disconnect: At main disconnect panel outside
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Smoke alarms installed: Yes
Carbon monoxide alarms installed: Yes
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.

9) Safety, Repair/Replace, Evaluate - A ground fault circuit interrupter (GFCI) receptacle wouldn't reset at the back porch. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.
Photo
Photo 9-1
Back porch GFCI outlet would not reset after it was tripped.
 

10) Safety, Repair/Replace - A circuit breaker in the small exterior subpanel was "double tapped," where two wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave others loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary.
Photo
Photo 10-1
One breaker in the exterior subpanel was double tapped.
 

11) Safety, Repair/Replace - Wire splices were exposed and were not contained in a covered junction box in the back section of the crawl space. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
Photo
Photo 11-1
One wire splice was found in the crawl space not properly contained in a junction box.
 

12) Safety, Evaluate - One switch controlled two different light fixtures in the bonus room. When the switch was up it turned on the light fixture in the bonus room. When it was down it operated the stairway light. Most light switches are designed to control one circuit, either off or on. This may be a potential safety hazard. Recommend that a licensed electrician evaluate the switch and make repairs if necessary.
Photo
Photo 12-1
One switch in the bonus room serviced two different lights.
 

13) Safety, Comment - A "plug-in" type carbon monoxide alarm was found in the living room by the fireplace. Because such CO alarms can be easily removed, recommend that the client verify that CO alarms haven't been removed upon taking occupancy. If removed, then recommend installing new CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations.

14) Repair/Maintain, Evaluate - The legend for circuit breakers in the small exterior subpanel was incomplete or illegible. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
Photo
Photo 14-1
Legend was incomplete at the exterior subpanel.
 

15) Inspected, Comment - The main and interior electrical panels appeared to be properly installed. Here are pictures of the panels with their covers removed.
Photo
Photo 15-1
Main electrical panel with the cover removed.
Photo
Photo 15-2
Interior subpanel with the cover removed.

16) Comment - Several devices or timers were found that likely control exterior accent lighting. Inspecting accent lighting and any associated controls are beyond the scope of a general home inspection. The client should consider hiring a licensed electrician to evaluate the exterior accent lighting if it is a item of importance.
Photo
Photo 16-1
Exterior accent light controls were found at a few locations.
 

Plumbing / Fuel Systems
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Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water shut-off: Crawl space
Condition of supply lines: Appeared serviceable
Supply pipe material: PEX plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: None visible
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Above ground, propane tank
Location of main fuel shut-off valve: At propane tank
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.

17) Monitor - Corrosion or discoloration was visible on one of the master bathroom copper supply lines. This may indicate a past leak, but none were found during the inspection. Recommend that the lines be monitored for leaks in the future. If leaks are found, a qualified plumber should be contacted for further evaluation and repair.
Photo
Photo 17-1
Coorosion was found on the full bath supply line, but no leak was found.
 

18) Comment - The location of the main water shut off valve was found just inside the crawl space access. The main propane gas shut off was located on top of the storage tank. The location of main utility shut offs should be known for emergency situations.
Photo
Photo 18-1
Main water shut off valve was found just inside the crawl space access.
Photo
Photo 18-2
Main propane shut off valve.

Water Heater
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Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Electricity
Estimated age: 2012; 1998
Capacity (in gallons): 38 x 2
Temperature-pressure relief valve installed: Yes
Location of water heater: Crawl space
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 120
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) Comment - The water heaters were inspected and seemed to be working properly at time of inspection. The age and capacity are listed below. The estimated useful life for most water heaters is 8-12 years. One of the water heaters appeared to be near this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.
Photo
Photo 19-1
Water heater #1 was manufactured in 1998 and held 38 gallons of hot water.
Photo
Photo 19-2
Water heater #2 was manufactured in 2012 and held 38 gallons of hot water.

Heating, Ventilation and Air Condition (HVAC)
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General heating system type(s): Heat pump
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Electric
Estimated age of forced air furnace: 2000; 2003
Location of forced air furnace: Attic
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: 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 if desired.

20) 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 20-1
Condensing unit for the upstairs HVAC system was manufactured in 2003.
Photo
Photo 20-2
Condensing unit for the downstairs HVAC system was manufactured in 2000.
Photo
Photo 20-3
Air handler for the upstairs HVAC system was manufactured in 2003.
Photo
Photo 20-4
Air handler for the downstairs HVAC system was manufactured in 2000.

Fireplaces, Stoves, Chimneys and Flues
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Condition of gas-fired fireplaces or stoves: Appeared serviceable
Gas fireplace or stove type: Metal pre-fab fireplace
Condition of chimneys and flues: Appeared serviceable
Gas-fired flue type: Vent-free
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.

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 under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Propane, Electric
Condition of refrigerator: Appeared serviceable
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.

Bathrooms, Laundry and Sinks
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Location #A: Master bath
Location #B: Full bath
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.

21) Repair/Replace - Handles or valves controlling water flow to the shower in the master bathroom were loose. Recommend that a qualified person repair or replace handles or valves as necessary.
Photo
Photo 21-1
Master shower controls were loose and not properly secured.
 

22) Repair/Maintain - The sink drain stopper mechanism in the left side master bathroom sink required some repairs to operate properly. Recommend that a qualified person repair or replace as necessary.
Photo
Photo 22-1
The drain stopper device at the eft side sink in the master required minor repairs.
 

Interior, Doors and Windows
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Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal, Fiberglass or vinyl, Sliding glass
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Multi-pane
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: Carpet, 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.

23) Repair/Replace, Evaluate - Corrosion or staining was visible between multi-pane glass in one bonus room window. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.
Photo
Photo 23-1
Some deterioration to the bonus room window seal was found.
 

24) Repair/Replace, Evaluate - A hump was found in the sitting area off of the main living area. The exterior foundation wall existed directly below this area. This may indicate some minor settlement. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor if necessary.
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Photo 24-1
Floor was humped at the rear sitting area.
 

25) Repair/Replace - Bi-folding doors in the bonus room were damaged at the top and not working properly. Recommend that a qualified person replace or repair doors as necessary.
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Photo 25-1
Bonus room closet doors were damaged.
 

26) Repair/Replace - Drywall in the bonus room was damaged at some seams. The damage did not appear to be from past leaks, but rather poor installation or some minor settlement. Recommend that a qualified person repair as necessary.
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Photo 26-1
Drywall seams were cracking in the bonus room.
 

27) 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.

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