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Profile Home Inspections

Website: http://www.reporthost.com/profile
Inspector's email: theinspector@profilesinwood.com
Inspector's phone: (828) 734-4482
76 Parker Dr 
Maggie Valley NC 28751-8827
Inspector: Dawson Spano
NC Inspector # 3408
NC General Contractor # 57132

  

Property Inspection Report (sample)

Client(s):  Starnes
Property address:  417 Poplar Cove Rd
Fines Creek, NC 28751
Inspection date:  Friday, June 20, 2014

This report published on Wednesday, March 18, 2015 6:27:41 PM EDT

This report is the exclusive property of Profile Home Inspections and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited. This report has been prepared in accordance with North Carolina General Statute 143, Article 9F and Administrative Code Title 11, Chapter 8

Signature
Dawson Spano, Inspector
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
Major DefectItem does not function as intended
Repair or ReplaceRecommend repairing or replacing
Maintain or RepairRecommend repair and/or maintenance
Minor DefectCorrection likely involves only a minor expense
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
MonitorRecommend monitoring in the future
CommentFor your information

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
1.0 Introduction
1.1 Property Information and Climatology
1.2 Summary of the Summary, General Observations
2.0 Structural Components .1106
2.1 Foundation and Footings
2.2 Crawl Space
2.3 Basement
2.4 Wall and Ceiling Structure
2.5 Roof and Attic(s) Structures
3.0 Exterior Components .1107
3.1 Grounds, decks and patios
4.0 Roofing .1108
5.0 Plumbing Components .1109
5.1 Water Heater
5.2 Bathrooms, Laundry and Sinks
6.0 Electrical System .1110
7.0 Heating and Air Condition .1111, .1112
7.1 Fireplaces, Stoves, Chimneys and Flues
7.2 Resources, Energy and Fuel Supplies
8.0 Interiors, Doors and Windows .1113
9.0 Insulation and Ventilation .1114
10.0 Built-in Kitchen Appliances .1115
12.0 Additional Information
Attachments
NCHILB_summary_update.pdf
sample_radon_test_update.pdf


1.0 Introduction
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Inspection Sections: This report may contain over 28 Sections. If you see a section title that ends in a 4 digit decimal number, it refers to the North Carolina General Statue 143, Article 9F and the NC Administrative Code Title 11, Chapter 8.
Meet the Inspector: Please review the information sheet on Profile Home Inspections http://www.reporthost.com/profile/meet_the_inspector.pdf
Pre-inspection Contract: Click link for the pre-inspection contract http://www.reporthost.com/profile/sample_contract_2015.pdf
1) - A note from the inspector.

Home inspections are a vital part of buying a home. My purpose in writing this report is to give my clients the objective information needed to make an informed decision. Please read both the summary and the detailed sections. There is a lot of information but do not feel overwhelmed! I try to write realistic reports and filter things into 4 general categories.

Item 1. Things that don't function as intended, make the home unsafe or there are significant issues that could cause injury or damage.

Item 2. Things that need to be addressed soon to prevent the possibility of becoming Item 1.

Item 3. Things that should be fixed as part of routine maintenance or to increase service life.

Item 4. Things that you should be aware of as part of ownership.


I do not get involved with the closing transaction, what agreements are made with respect to the report or advise on the purchase of the property. However, I am available at any time to help you review the report in more detail. This is your report and I work for you!
2) - The North Carolina Home Inspection Licensing Board would like to hear from you. Please consider taking this on line survey. This is a confidential survey. Your name or address is not required to take this survey.

https://www.surveymonkey.com/s/home_inspector_customer_survey

3) - Please take some time and look over a sample from North Carlina's Home Inspection law.

http://www.reporthost.com/profile/NCHILB_summary_update.pdf

1.1 Property Information and Climatology
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Report number: 140618-sample
Time started: 1315
Present during inspection: Property owner, client
Weather conditions during inspection: Partly Cloudy
Altitude: 3166 ft
Rain last 3 days:
Ground/Soil Conditions: Damp
Temperature during inspection: Cool
Inspection fee: $345
Payment method: Check
Type of building: Single family
Buildings inspected: One house
Age of main building: 55
Source for main building age: Municipal records or property listing
Front of building faces: Southeast
Main entrance faces: Southeast
Occupied: Yes, Furniture or stored items were present
Additional Reports or Inspections: Additional inspection reports beyond the scope of NCGS Chapter 143, Article 9F (Home Inspector Licensure Act) are provided as a courtesy.
Time finished: 1535
Additional Reports or Inspections: Additional inspection information is beyond the scope of NCGS Chapter 143, Article 9F (Home Inspector Licensure Act) are provided as a courtesy to the client. The Inspector does not claim to be licensed to provide theses services.
Radon Test: Yes
Water Test: Yes
Property access: Flat
4) - Easy access, cresent drive
5) - Structures built prior to 1978 may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC
1.2 Summary of the Summary, General Observations
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6) Comment - This section is seen as the Summary of the Summary or better known as the SOS. It is written in plain language and has no pictures or sections. It is intended to quickly sum up the general condition of the property good and bad. It does not take the place of the summary so you must read all of the report to be completely informed.
7) Comment - The following items should be addressed:
2.0 Structural Components .1106
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Structural Components Limitations: The home inspector shall inspect structural components including: foundation, floors,wall, columns or piers, ceilings and roofs. The home inspector shall describe the type of: foundation, floor structure, wall structure, columns or piers, ceiling structure and roof structure. The home inspector shall probe components where deterioration is suspected; enter into floor crawl spaces, basements and attic spaces except where the access is obstructed and entry could damage property or when dangerous or adverse situations are suspected; report the methods used to inspect floor crawl spaces and attics; and report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. 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. Please note that any observations about the presence of pests, damaging organisms, rodents, insects, mold, cosmetic damage, underground items or items not permanently attached are a courtesy to the client and not a professional or exhaustive observation.
Items Inspected: Foundation, Basement, Floors, Walls, Ceilings, Roof, Crawl Space(s), Attic Spaces(s), Columns/Piers
8) Comment - All structural components were inspected. There were no major structural issues.
2.1 Foundation and Footings
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Basement type: Finished basement, Concrete slab on grade, Daylight basement
Condition of foundation and footings: Appeared serviceable
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): Poured in place concrete
2.2 Crawl Space
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Visible evidence of conditions conducive to wood-destroying organisms: No
Crawl space inspection method: Traversed
Condition of floor substructure above: Appeared serviceable
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Required repairs, replacement and/or evaluation (see comments below)
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Required repairs, replacement and/or evaluation (see comments below)improper intallation
Vapor barrier present: Partial
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Unconditioned space, with vents
9) Major Defect, Repair or Replace - Ground vapor barrier not consistent. Double floor barrier (vapor barrier on insulation and second vapor barrier behind insulation not allowed). Floor joist moisture was acceptable so there is no visible rot. Evidence of animal presence. Recommend a qualified insulation installer replace insulation without second vapor barrier. Consider replacing with urethane foam. A qualified plumber may be required if the liquid source is from plumbing.
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Photo 9-1
Possible animal habitat
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Photo 9-2
Animal feces
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Photo 9-3
Visible liquid trapped
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Photo 9-4
Double moisture barrier not allowed

10) Maintain or Repair - The vapor barrier in some areas of the crawl space was missing. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified person replace or repair the vapor barrier where necessary and per standard building practices.
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Photo 10-1
 

11) - Unknown drain line exiting crawl space.
2.3 Basement
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Visible evidence of conditions conducive to wood-destroying organisms: No
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal
Condition of floor substructure above: Appeared serviceable
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Appeared serviceable
Basement type: Finished basement, Concrete slab on grade, Daylight basement
Condition of exterior entry doors: Appeared serviceableRubbing on corner.
Condition of floor substructure above:
12) - One or more handrails had no "returns" installed, where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a safety hazard but may not have been required at time of construction. Recommend that a qualified person install returns per standard building practices.
13) - No insulation was installed under the floor above the unheated basement. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.

Consider adding wall insulation to block wall that has the electrical panel.
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Photo 13-1
 

2.4 Wall and Ceiling Structure
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Apparent Wall Structure: Stud, 2x6, 8" CMU
Apparent Ceiling Structure, Main Level: Rafter
Apparent Ceiling Structure, Second Level: Truss
2.5 Roof and Attic(s) Structures
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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 but will comment on their physical condition.
Attic inspection method: Viewed from hatch(es)
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses
Ceiling structure: Trusses
14) - One or more attic access hatches or doors were not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency. For more information, visit:
http://www.reporthost.com/?ATTACC
15) - One or more attic access hatches or doors were too small to allow easy access. Such hatches should be at least 22 x 30 inches in size, and in safely accessed areas. Recommend that a qualified person modify attic access points per standard building practices.
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Photo 15-1
 

3.0 Exterior Components .1107
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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. Items not included in this inspection by NC Administrative Code, Title 11, Chapter 8 are: storm windows, screening, shutters, awnings or similar seasonal accessories, fences, safety glass, garage door transmitters, geological conditions, soil conditions, spas, swimming pools, playground or other athletic facilities, the presence or condition of buried fuel storage tanks or detached buildings or structures.
Visible evidence of conditions conducive to wood-destroying organisms: No
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame, Concrete block
Wall covering: Wood panel with batten strip
Condition of exterior entry doors: Appeared serviceable
Eaves, Soffits and fascia: Appears serviceable
Exposed Foundation Cladding: None
Flashing: All flashing appears servicable
16) Repair or Replace - Open hole found in joist band leading to floor system. This is a direct entry point for animals and must be sealed. Recommend a qualified carpenter seal off hole.
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Photo 16-1
 

17) Maintain or Repair - Trees were in contact with or were close to the building at one or more locations. Damage to the building can occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior and to increase ventilation and add light to help reduce roof moss and moisture.
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Photo 17-1
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Photo 17-2

3.1 Grounds, decks and patios
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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; retaining walls; 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; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
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 stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Wood, Plastic fiber
Site profile: Minor slope, Moderate slope, Steep slope
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Open, Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Woodmetal pipe rail
Exterior stair material: Wood
18) Safety, Maintain or Repair - Handrails at one or more flights of stairs were loose. This is a safety hazard. Recommend that a qualified person repair as necessary.

This rail was never nailed.
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Photo 18-1
 

19) Major Defect - One or more deck columns had an undermined footing. Recommend a qualified general contractor repair.
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Photo 19-1
 

20) Maintain or Repair - Debris and leaves in contact with stair landing. Consider removing.
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Photo 20-1
 

21) Maintain - Wooden deck or porch were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit:
http://www.reporthost.com/?PENOIL
http://www.reporthost.com/?DKMAIN

Pressure wash with Tri-sodium-phospate or mild bleach
22) Monitor - a small tree stump was located half in and half out of crawl space. Wood-destroying insects such as carpenter ants nest in such stumps and are more likely to infest the building as a result. Consider removing or ensure adequate clearance to prevent insect damage to lattice work.
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Photo 22-1
 

23) - Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards. No evidence or recent movement. Information only.
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Photo 23-1
 

4.0 Roofing .1108
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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 systems (heating or PV) components antennas or similar items. 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 with presence of moisture, 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 or were leak-free.
Roof inspection method: Partially traversed
Condition of roof surface material: Appeared serviceable. Some areas of moss build up
Roof inspection method: Traversed
Roof surface material: Asphalt or fiberglass composition shinglesArchitectural
Roof type: Gable
Visible evidence of conditions conducive to wood-destroying organisms: No
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter Guards: In place
24) Maintain or Repair - Down spout on south end of building is not aligned with drain
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Photo 24-1
 

25) Monitor - Consider adding a gutter to the small roof next to the observation room. Water streaming from roof could cause bank erosion.
5.0 Plumbing Components .1109
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Limitations: The home inspector shall inspect: Fuel storage and distribution systems including interior fuel storage, supply piping and supports. The inspector shall describe: fuel or power source, storage capacity, location and the location of any shutoff device. The home inspector is not required to operate automatic safety controls or shut off valves. The home inspector is not required to inspect hidden or inaccessible components solar water heaters, photovoltaic or other alternative energy supplies. Any comments made regarding these items are as a courtesy only.
Condition of service and main line: Appeared serviceable
Water service: Public
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
Location of main water shut-off: Family room closet
Adequate: Adequate
Condition of supply lines: Appeared serviceable
26) - Pump up sewer not inspected. Controlled by city inspection
5.1 Water Heater
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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.
Water Heater #1:
Condition of water heater: Appeared serviceable, Near, at or beyond service life. Water heater #1 in mechanical room.
Location of water heater: Mechanical room
Type: Tank
Energy source: Electricity
Estimated age: 25 years?
Capacity (in gallons): 52
Temperature-pressure relief valve installed: Yes
Hot water temperature tested: No
Energy source: Electricity 2.5kw
Condition of water heater: Appeared serviceable Water heater #2
Energy source: Electricity 4.7 KW
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Location of water heater #1: mechanical room
Water heater #: #2
Condition of water heater: Appeared serviceable
Energy source: Propane
Estimated age: 14 years
Location of water heater: Basement
Impact barrier: Present
Hot water temperature tested: Yes131 °F
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Above ground, propane tank
Location of main fuel shut-off valve: At propane tank, At building exterior
27) Safety, Maintain or Repair - The local gas shut-off valve for the gas-fired water heater was inaccessible due to the location and surrounding objects or structures. This is a potential safety hazard when the appliance needs to be shut down quickly. Local shut-off valves should be readily accessible. Recommend removing debris from surrounding area.
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Photo 27-1
 

28) Safety, Comment - The hot water temperature on heater #2 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. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit:
http://www.reporthost.com/?SCALD
29) Safety - Water heater #2 access not provided
30) Repair or Replace - The temperature-pressure relief valve on water heater #2 was leaking. Recommend that a qualified plumber repair as necessary. For example, by replacing the valve.
31) Comment - Water heater is not easily accessible. Owner items should be removed on sale.
32) - Water heater #1
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Photo 32-1
 

5.2 Bathrooms, Laundry and Sinks
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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.
Location #A: Full bathMaster
Location #B: Half bathFoyer
Location #C: Full bathSouth BR
Location #D: Full bathbasement
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 and laundry ventilation type: Windows, Spot exhaust fans
240 volt receptacle for laundry equipment present: Yes
6.0 Electrical System .1110
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Limitations: The home inspector shall inspect: electrical service entrance conductors, equipment, grounding, main over current device, main and distribution panels, amperage and voltage rating of the service, branch circuits conductors, their over current devices and the compatibility or their ampacities, the operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage and on the exterior walls, the polarity and grounding of all receptacles within 6 feet of interior plumbing fixtures, all receptacles ins the garage or carport, the operation of all GFCI receptacles, smoke detectors and permanently wired carbon monoxide alarms. The home inspector shall describe: the electrical service amperage and voltage, service entrance conductor materials, service type (overhead or underground), and the location of main and distribution panels. The home inspector shall state the presence of any accessible single strand aluminum branch circuits, the presence or absence of of smoke detectors and permanently installed carbon monoxide alarms in any home with fuel fires appliances or attached garages and operate their test function, if accessible except when the detectors are part of a central system.
The home inspector is not required to: insert any tool, probe or testing device inside the service panels, test or operate and over-current device except ground fault circuit interrupters, dismantle any electrical device or control other than remove the covers from service or distribution panel. The inspector is not required to inspect: low voltage systems, security systems and heat detectors, IT equipment and wiring, central vacuum systems, back up generating equipment or alternate electrical generating or renewable energy systems. 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 NCGS 143. 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 120 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, the 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.
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
System ground: Cold water supply pipes
Condition of main service panel: Appeared serviceable
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: Yes
Condition of sub-panel(s): Appeared serviceableUtility provided subpanel not accessed
Location of main service panel #B: Mechanical room
Smoke alarms installed: Yes, tested manually
Carbon monoxide alarms installed: No, recommend installNow required if fuel fired devices present
33) Safety, Repair or Replace - Open ground family room next to door has a 3-slot electric receptacle (outlet) has an open ground. Three-slot receptacles should have a hot, a neutral and a ground wire connected. Homeowners often install new 3-slot receptacles on older, 2-wire circuits that only have hot and neutral wires. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Where the electric system was installed prior to when grounded circuits were required (1960s), it is permissible to replace 3-slot receptacles with 2-slot receptacles to prevent appliances that require a ground from being plugged in to an ungrounded circuit. However, the client should be aware of this limitation when planning use for various rooms, such as an office. For newer electric systems, circuits should be repaired so grounded, 3-wire cables provide power to 3-slot receptacles. Recommend that a qualified electrician repair per standard building practices.
34) Safety, Repair or Replace - Outlet behind right bed, family room had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?RPR
35) Safety, Repair or Replace - Outlet by phone charger at the kitchen had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. Outlet in laundry room is within 6 ft of a water source and is not GFCI protected If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:For more information, visit:
http://www.reporthost.com/?GFCI
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Photo 35-1
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Photo 35-2

36) Safety, Evaluate - 2-slot receptacles (outlets) rather than 3-slot, grounded receptacles were installed in one or more areas. These do not have an equipment ground and are considered unsafe by today's standards. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacle(s), in addition to replacing the receptacle(s). Consult with a qualified electrician about upgrading to 3-wire, grounded circuits.
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Photo 36-1
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Photo 36-2

37) Minor Defect - Unterminated/unknown source of electrical wire in crawl space. Recommend a qualified electrician terminate this wire
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Photo 37-1
 

38) - The inspector was unable to open and evaluate panel(s) #B because panel was locked. This panel(s) are excluded from this inspection.
39) - A few original 1959 branch wired were found. These were in serviceable condition. Consider replacing with current production wiring.
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Photo 39-1
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Photo 39-2

40) - Main service panel
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Photo 40-1
Main service panel
 

7.0 Heating and Air Condition .1111, .1112
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Limitations: The inspector shall inspect permanently installed heating systems including: heat equipment, normal operating controls, automatic safety controls, chimneys, flues and vents where readily accessible, solid fuel heating devices, heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan cooling units convectors, the presence or absence of an installed heat source for each habitable space. The inspector shall describe, energy source and distribution type. The inspector shall operate the system using normal operating controls, shall open readily open-able access panels provided by the manufacturer or installed for routine home owner maintenance. The home inspector is not required to: operate systems when weather conditions may cause damage, operate automatic safety controls, ignite or extinguish solid fuel devices or ignite pilot lights. The inspector is not required to inspect the interior of flues, fireplace insert flue connections, heat exchangers, humidifiers, electronic air filters, the uniformity or adequacy of heat supply or solar heating equipment.Air ConditioningThe home inspector shall inspect: central air conditioning and through the wall (mini-split) installed cooling systems including cooling and air handling equipment, normal operating controls, distribution systems including fans, pumps, ducts and piping with a associated supports, dampers, insulation, air filters, registers, fan coil units and the presence or absence of an installed cooling source for each habitable space. The inspector shall describe: energy sources and cooling equipment type. The home inspector shall operate the system using normal operating controls and shall open readily open-able access panels provided by the manufacture or installed for routine home owner maintenance. The home inspector is not required to" operate cooling systems when weather conditions may cause damage, inspect window units or the uniformity or adequacy of cool-air supply to the various rooms.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. 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. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Electric heaters
Condition of electric heaters (not forced air): Appeared serviceable
Electric heater type (not forced air): Baseboard
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Propane
Estimated age of forced air furnace: 14 years
Location of forced air furnace: Basement
Forced air system capacity in BTUs or kilowatts: 103,000 BTU
Make/Model: Rhudd
41) Safety, Maintain or Repair - Combustible materiel too close to furnace. Can not access panel for service or inspection Remove obstructions
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Photo 41-1
 

7.1 Fireplaces, Stoves, Chimneys and Flues
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Limitations: The following items are not included in this inspection: coal stoves, 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.
Condition of wood-burning fireplaces, stoves: Appeared serviceable
Wood-burning fireplace type: Masonry
Condition of chimneys and flues: Appeared serviceable
Wood-burning chimney type: Masonry
42) Repair or Replace - One or more masonry chimney crowns were cracked. Crowns are meant to keep water off of the chimney structure and prevent damage from freeze-thaw cycles. Chimney crowns are commonly constructed by mounding concrete or mortar on the top chimney surface, however this is substandard. A properly constructed chimney crown should:Recommend that a qualified contractor repair or replace crowns as necessary, and per standard building practices.

Very minor repair
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Photo 42-1
Chipped cap
 

7.2 Resources, Energy and Fuel Supplies
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Limitations: The home inspector shall inspect: Fuel storage and distribution systems including interior fuel storage, supply piping and supports. The inspector shall describe: fuel or power source, storage capacity, location and the location of any shutoff device. The home inspector is not required to operate automatic safety controls or shut off valves. The home inspector is not required to inspect hidden or inaccessible components solar water heaters, photovoltaic or other alternative energy supplies. Any comments made regarding these items are as a courtesy only.
8.0 Interiors, Doors and Windows .1113
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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, windowand door screens, floor and ceiling surfaces and coverings, or in equipment; 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.
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Double-hung, Casement, Fixed
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products
Condition of stairs, handrails and guardrails: Appeared serviceable
Condition of exterior entry doors: Appeared serviceable
43) - Master bath door sticky
9.0 Insulation and Ventilation .1114
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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 (ie behind drywall). The inspector does not determine the adequacy of the attic ventilation system nor the performance of insulation.
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Approximate attic insulation R value (may vary in areas): R-21, R-30
Vermiculite insulation present: None visible
Vapor retarder: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Enclosed soffit vents
44) Repair or Replace - One or more exhaust fans 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.
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Photo 44-1
 

10.0 Built-in Kitchen Appliances .1115
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Limitations: The following items are not included in this inspection: refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, washing machines, dryers or other non-built in appliances. 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, and does not determine the adequacy of operation 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.
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: Electric
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
12.0 Additional Information
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The client has requested the following additional information that is not part of the inspection report:: Water test, microbial, Radon test
This report has been prepared in accordance with North Carolina General Statute 143, Article 9F and Administrative Code Title 11, Chapter 8.
11 NCAC 08 .1105 GENERAL EXCLUSIONS
(a) Home inspectors are not required to report on:

(1) Life expectancy of any component or system;
(2) The causes of the need for a repair;
(3) The methods, materials, and costs of corrections;
(4) The suitability of the property for any specialized use;
(5) Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions;
(6) The market value of the property or its marketability;
(7) The advisability or inadvisability of purchase of the property;
(8) Any component or system that was listed as excluded from inspection;
(9) The presence or absence of pests such as wood damaging organisms, rodents, or insects; or
(10)Cosmetic damage, underground items, or items not permanently installed.
(11) Private water supplies or septic systems
(b) Home inspectors are not required to:
(1) Offer warranties or guarantees of any kind;
(2) Calculate the strength, adequacy, or efficiency of any system or component;
(3) Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely affect the health or safety of the home inspector or other persons;
(4) Operate any system or component that is shut down or otherwise inoperable;
(5) Operate any system or component that does not respond to normal operating controls;
(6) Move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility;
(7) Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including toxins, carcinogens, noise, contaminants in the building or in soil, water, and air;
(8) Determine the effectiveness of any system installed to control or remove suspected hazardous substances;
(9) Predict future condition, including failure of components;
(10) Project operating costs of components;
(11) Evaluate acoustical characteristics of any system or component;
(12) Inspect special equipment or accessories that are not listed as components to be inspected in this Section; or
(13) Disturb insulation, except as required in Rule .1114 of this Section.
(c) Home inspectors shall not:
(1) Offer or perform any act or service contrary to law; or
(2) Offer or perform engineering, architectural, plumbing, electrical or any other job function requiring an occupational license in the jurisdiction where the inspection is taking place, unless the home inspector holds a valid occupational license, in which case the home inspector shall inform the client that the home inspector is so licensed, and therefore qualified to go beyond this Section and perform additional inspections beyond those within the scope of the Standards of Practice.