 | On Guard Home InspectionsWebsite: http://www.onguardhomeinspections.comEmail: theinspector@nc.rr.com Phone: (919) 934-2983 · (919) 649-4153 FAX: (919) 400-4233 On Guard Home Inspections 216 Norwood Drive Clayton, NC 27527 Inspector: Mike Decker, NC License # 2308 NC Home Inspector License # 2308 |
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On Guard Home Inspections Residential Property Inspection Report | |
| Client(s): | Mr. John Q. Citizen |
| Property address: | 123 Somewhere Street Your Town, USA |
| Inspection date: | Tuesday, May 12, 2009 |
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 office to arrange for your verbal consultation over the phone. 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 promptly read the complete report. For information regarding the negotiability of any item in this report under a real estate purchase contract, contact your North Carolina real estate agent or an attorney.” 
Mike Decker
NC Home Inspector # 2308
 | Safety | Poses a risk of injury or death |
 | Major Defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend further investigation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For your information |
Click here for a glossary of building construction terms.
Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp| General information | Return to table of contents |
Structures built prior to 1979 may 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:| Exterior | Return to table of contents |
Trip hazard was found in sidewalk due to cracks, settlement and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.
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Several cracks were found in the foundation. These appear to be a structural concern, and may indicate that settlement is ongoing. The client(s) are strongly advised to hire qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:
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Rot was found in one or more areas on fascia boards. A qualified contractor should evaluate and make repairs as necessary, replacing all rotten wood.
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Window glazing putty at several windows is missing and/or deteriorated. Putty should be replaced and/or installed where necessary. For more information on replacing window putty, visit: http://www.oldhouseweb.com/stories/Detailed/12216.shtml
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The downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation and crawl space. 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, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
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Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.
Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
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The exterior finish in some areas is failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.
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Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
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Minor cracks were found in the patio. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
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| Roof | Return to table of contents |
Because of the roof covering type and/or the configuration of the roof, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.
| Attic | Return to table of contents |
The attic access hatch was inaccessible. The inspector was unable to evaluate the attic, and it's excluded from this inspection. Recommend modifying hatch as necessary to allow periodic evaluation of attic spaces.
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| Electric service | Return to table of contents |
The electric service to this property appears to be rated at substantially less than 200 amps, and may be inadequate for the client(s) needs. Recommend consulting with a qualified electrician about upgrading to a 200 amp service.
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The legend for overcurrent protection devices (breakers) in the main service panel is incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
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| Water heater | Return to table of contents |
The hot water temperature is 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. For more information on scalding dangers, visit http://www.tap-water-burn.com/
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| Heating and cooling | Return to table of contents |
The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
One or more heating/cooling ducts are lying on the ground. Ducts should be supported (typically with straps or hangers) so that they are not in contact with the ground and subject to damage from moisture. A qualified contractor should evaluate and make repairs as necessary so ducts are suspended as per standard building practices, and not in contact with the ground.
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Air handler filter should be checked monthly in the future and replaced as necessary.
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The client did NOT want the A/C and Heat checked. As a result, the inspector was unable to fully evaluate this unit.
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| Plumbing and laundry | Return to table of contents |
Copper water supply pipes in homes built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:
Some of the water supply pipes in this structure are made of galvanized steel. Based on the age of this structure, these pipes may be nearing or may have exceeded their estimated useful life of 40 to 60 years. Internal corrosion and rust can reduce the inside diameter of these pipes over time, resulting in reduced flow and eventually, leaks. The inspector performed a "functional flow test" during the inspection where multiple fixtures were run simultaneously, and found the flow to be adequate. For example, the shower flow didn't decrease substantially when the toilet was flushed. Despite this, and because of their apparent age, these pipes may need replacing at any time.
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Corrosion was visible on several areas of copper water supply pipes. This most often occurs with acid water with a pH of less than 6.5. Leaks may result because of this. A qualified plumber should evaluate and replace water supply components as necessary. The client(s) should consult with a qualified plumber regarding the possibility of acidic water, and what solutions may be available to neutralize the pH.
One or more active leaks were found in drain and/or waste pipes or fittings. A qualified plumber should evaluate and repair as necessary.
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The inspector was not able to find the main water shut-off valve. The client(s) should consult with the property owner(s) to determine if a shut-off valve exists, find it themselves, or hire a qualified plumber if necessary to find it. If no shut-off valve is found for the structure, then recommend having a qualified plumber install one to more easily allow the water supply to be turned off in the event of an emergency, such as when a supply pipe bursts.
Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
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40-80 psi is considered to be the normal range for water pressure in a home.
 Photo 13 Water Pressure: 55 PSI
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Main Fuel Cut-Off (Gas)
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| Fireplaces, woodstoves and chimneys | Return to table of contents |
One or more metal "pie plates" are installed to seal hole(s) in a masonry chimney. This is a substandard method for sealing holes since leaks likely exist around the pie plate. The chimney's draft may be affected and/or combustion gases may leak through around the pie plate. A qualified chimney service contractor should make repairs as necessary, such as replacing metal pie plates with masonry materials like brick, mortar and/or concrete.
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| Crawl space | Return to table of contents |
One or more sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.
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Rotted wood was found in the Beams , Bands and Joists. Rotted wood should be replace with new. A qualified contractor should evaluate and make needed repairs.
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No insulation under floor in crawl space in most areas. Recommend that a qualified contractor install R19 or better (6" thick fiberglass batt) insulation below floor where missing for energy efficiency.
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Evidence of prior water intrusion was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary.
Standing water was found in one or more sections of the crawl space. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. A qualified contractor who specializes in drainage issues should evaluate and repair as necessary.
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Wooden support posts are not securely fastened to beams above. This is a safety hazard since they can separate during a seismic event. A qualified contractor should evaluate and make repairs as necessary, such as installing metal ties, bracing with lumber and/or plywood gussets as per standard building practices.
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Some crawl space areas were inaccessible due to low height (less than 18 inches), ductwork or pipes blocking. These areas are excluded from this inspection.
| Kitchen | Return to table of contents |
The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit http://www.hgtv.com/hgtv/remodeling/article/0,1797,HGTV_3659_2017492,00.html
| Bathrooms | Return to table of contents |
The hall bathroom ground fault circuit interrupter (GFCI) electric receptacle did not trip when tested. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
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The master bathroom toilet is loose. A qualified contractor should remove the toilet for further evaluation and repairs if necessary. A new wax ring should be installed and toilet should be securely anchored to the floor to prevent movement and leaking.
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The shower diverter valve for the hall bathroom bathtub faucet is defective. A significant amount of water comes out of the bathtub spout when the shower is turned on. Water will be wasted as a result. A qualified plumber should evaluate and replace components or make repairs as necessary.
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| Interior rooms | Return to table of contents |
One or more electric switches are worn. This condition is similar to having a loose wire inside a wall cavity, and is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and replace receptacles as necessary.
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Relatively few electric receptacles are installed in one or more interior rooms. This can result in "octopus" wiring with extension cords, which is a fire hazard. A qualified electrician should evaluate and install additional receptacles as necessary and as per standard building practices.
The light fixture in one or more long hallways is controlled by a single switch at one end. This is a safety hazard due to inadequate lighting. The light should be controlled by three-way switches near each end of the hallway so it can be easily operated at both ends. A qualified electrician should evaluate and make repairs as necessary.
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Trip hazard was found in living room due to an electric switch on the splash board. A qualified contractor should evaluate and repair or remove switch as necessary to eliminate trip hazards.
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Cracks were found in walls in several areas. These appear to be a structural concern, and may indicate that settlement is ongoing. The client(s) are strongly advised to hire qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:
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Several 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.
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Several door jambs are not square. Significant repairs may be needed to make jambs square, such as repairs to the foundation. A qualified contractor should evaluate and make repairs as necessary.
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Glass in one or more windows is broken. A qualified contractor should replace glass where necessary.
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A few doors 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.
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Fixtures such as door stops are missing. Recommend having a qualified contractor install fixtures where missing.
Minor cracks were found in ceilings in several areas. They may be a structural concern.
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