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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

Client(s):  James Rubendall
Property address:  423 Locust Grove Dr
Waynesville, NC 28785
Inspection date:  Wednesday, January 14, 2015

This report published on Tuesday, January 20, 2015 9:27:06 AM EST

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
Repair or ReplaceRecommend repairing or replacing
Maintain or RepairRecommend repair and/or maintenance
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,cabinets .1115
11.0 Garage or Carport
12.0 Additional Information
12.2 Radon Test


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.
Pre-inspection Contract: Click link for the pre-inspection contract http://www.reporthost.com/profile/new_sample_contract.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
4) - Please review the information sheet on Profile Home Inspectionshttp://www.reporthost.com/profile/meet_the_inspector.pdf
1.1 Property Information and Climatology
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Report number: 150114rubendall
Time started: 0920
Time finished: 1245
Weather conditions during inspection: Overcast, Foggy/Mist
Rain last 3 days: Yes
Ground/Soil Conditions: Wet
Temperature during inspection: Cold, 34° F
Altitude: 3029 ft
Type of building: Single family
Buildings inspected: One house
Source for main building age: 1989, Realtor
Front of building faces: Southwest
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: No
Property access: Moderate
1.2 Summary of the Summary, General Observations
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5) 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.
6) Comment - The following safety or functional 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, Columns/Piers
Items not Applicable: Crawl Space(s), Attic Space(s)
7) Comment - All structural components were inspected. There were some structural issues. Please see the detailed component inspection section
2.1 Foundation and Footings
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Basement type: Unfinished basement, Concrete slab on grade, Concrete garage slab, Garage below, Daylight basement
Condition of foundation and footings: Appeared serviceable
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
8) Evaluate - Moderate cracks (1/8 inch - 3/4 inch) were found in the foundation. This may be a structural concern or an indication that settlement is ongoing. Ask owner for history details. The client should consider hiring qualified contractors and/or engineers as necessary for further evaluation. It appears that this is not a recent event. However monitor and/or consider contractors such as:At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.
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This is the same crack seen from inside the garage area

2.2 Crawl Space
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9) - No crawl space
2.3 Basement
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Basement type: Unfinished basement, Concrete slab on grade, Concrete garage slab, Garage below, Daylight basement
Visible evidence of conditions conducive to wood-destroying organisms: No
Condition of exterior entry doors: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Metal
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Steel
Beam/Girder material: Built-up wood, Paralam
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Appeared serviceable
Insulation material underneath floor above: Fiberglass roll or batt
10) Repair or Replace, Evaluate - One or more adjustable steel columns were found. Some adjustable steel columns are rated for permanent use, but some are not. Based on the inspector's observations, columns in this building may not be rated for permanent use and may pose a safety risk for collapse. Recommend that a qualified contractor familiar with regulations surrounding use of such columns evaluate and repair if necessary, and per standard building practices.

See note in garage section.
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11) Monitor - Sealant or water-proofing coating was found on basement walls and/or floors. This may indicate that water has infiltrated in the basement previously. Monitor the basement for excessive moisture conditions in the future, and review any disclosure statements related to accumulated moisture in the basement. Note that the inspector does not guarantee or warrant that water will not accumulate in the basement in the future.
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12) Monitor - Elevated levels of moisture were found along the wall with the sun room. The ground is flat under main level tub tub window and roof water collects here. also, the sun room gutter drains to this area. This could possibly explain the elevated moisture levels (22%).
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13) - Floor structure
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2.4 Wall and Ceiling Structure
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Apparent Wall Structure: Stud, 2x6, 8" CMU
Apparent Ceiling Structure, Main Level: Rafter
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: Cathedral or timber framed
Condition of roof structure: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Visible evidence of active or past roof leaks: Not observed
14) Evaluate - Main roof support beam in the living room is failing from what appears to be adhesive failure, possibly from water during construction, not lumber failure. During the 80's these beams where constructed using a dry-use only Casein adhesive. Inspection of these beams did not provide a manufacturer mark and could possibly be custom made. This is not a recent condition but if left unresolved could result in a roof collapse. Consider consulting with a professional engineer for solutions.
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Photo 14-1
This photograph does not really show the large deflection in this beam.
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Photo 14-2

15) - Roof/attic structure components
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3.0 Exterior Components .1107
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. The home inspector shall inspect wall cladding, flashing, trim entryway doors, a representative number of windows, garage door operators, decks, balconies, stoops, steps, porches and applicable railings, eves, soffits, fascias, driveways patios, walkways, retaining walls, vegetation, grading and drainage. The inspector shall describe wall cladding, operate all entry doors, operate garage doors manually or with permanently installed controls, garage reverse function and probe exterior components where deterioration is suspected. . 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 per 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: Yes
Soffit Material: Aluminum
Fascia Material: Wood
Trim: Wood
Wall inspection method: Viewed from ground, with binoculars
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood
Condition of exterior entry doors: Appeared serviceable
Eaves, Soffits and fascia: Boring bees
Exposed Foundation Cladding: Stucco/Parging, Painted
16) Repair or Replace - This window sill has evidence of decay. The soil is too close and the roof overhead has no gutter. Repair as necessary.
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17) Maintain or Repair - One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.
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Photo 17-1
Closeup shows exposed foam insulation
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18) - Typical exterior components
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Photo 18-1
Boring bees are damaging the fascia. Consult with an exterminator.
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Aluminum soffit in good condition
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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: Asphalt
Condition of deck, patio and/or porch covers: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
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
Condition of stairs, handrails and guardrails:
Exterior stair material: Wood
19) Maintain - The soil or grading sloped down towards building perimeter by the main level bath. This can result in water accumulating around building foundations or underneath buildings. It is a conducive condition for wood-destroying organisms. Recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.
See roof section for more information.
20) Monitor - Monitor insects from fire wood storage.
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21) - Deck and Patio components
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No deck structural issues
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22) - Boring bees are damaging covered deck beams.
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23) - Stairs have moved away from the house but appear to be stable.
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24) - This inspection does not include the lift system. This is consider a specialty item and should be reviewed by a specialist.
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4.0 Roofing .1108
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Limitations: The inspector shall inspect: roof coverings, roof drainage (gutters), flashing, skylights, chimneys, roof penetrations and sighs of leaks or condensations. The inspector shall describe the type of roof covering material and methods used to inspect.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: Viewed from ground, Viewed from ground with binoculars
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below), Not determined (inaccessible or obscured)
Condition of gutters, downspouts and extensions: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Gutter Guards: In place but damaged/missing
25) Repair or Replace - Extensions such as splash blocks or drain pipes for one or more downspouts were missing (sun room). Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
26) Maintain or Repair - The roof over main level bath has no gutter. Rainwater can come in contact and accumulate around the building exterior or the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair install a gutter and drain system as necessary so rainwater drains away from the structure.
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Photo 26-1
No yard drain
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Photo 26-2
This roof need a gutter and yard drain extension pipe.
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Photo 26-3
This is a low area near the main level bath
 

27) Maintain - Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
28) Monitor - Flashings at chimney/roof joint was missing counter flashing and/or was non-conventional. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary.

There did not appear to be any evidence of water entry.
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29) - Roofing Components
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Lichen is growing on the fascia. Remove with paint scraper and treat with a solution such as Wet and Forget
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Photo 29-4

5.0 Plumbing Components .1109
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Limitations: The home inspector shall inspect: Water supply and distribution systems, piping materials, supports and insulation;leaks and cross connections, interior drain lines, waste and vent system, including: traps, drain, waste and vent piping, piping supports leaks, functional drainage and sump pumps. The inspector shall describe: water supply, distribution, drain, waste and vent pipe materials , the location of any shutoff device.The home inspector is not required to operate automatic safety controls, operate any valves or shut off devices including turning on or off the main service valve.
Condition of service and main line: Appeared serviceable
Water service: Shared well
Location of main water shut-off: Garage
Main water inlet pipe: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, PEX plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic (PVC)
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic (PVC)
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic (PVC)
Sump pump installed: Not required
Sewage ejector pump installed: Not required
30) Monitor - Based on information provided to the inspector, the water supply to this property is from a shared or community well. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Recommend that the client review the recorded agreements regarding the well, the deeds of the property owners involved, and easements permitting access to, use of, and maintenance of the water system. If no shared well agreement exists, access to the well water supply will be uncertain. Also recommend the following:
31) Monitor - Based on visible components or information provided to the inspector, this property appeared to have a private sewage disposal (septic) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:For more information, visit:
http://www.reporthost.com/?SEPTIC
32) - Plumbing components
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Main drain and clean out
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Laundry sink
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New PEX water supply
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Photo 32-5
Main water shut off (red arrow) and pressure reducer (yellow arrow)
 

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.
Condition of water heater: Appeared serviceable
Type: Tankless
Energy source: Propane
Capacity (in gallons): Not applicable
Location of water heater: Laundry room
Hot water temperature tested: Yes
Water temperature test location: Laundry sink
Condition of venting system: Appeared serviceable
Vent pipe material: Metal
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Above ground
Location of main fuel shut-off valve: At gas meter/regulator, At propane tank
33) Maintain or Repair - Upper water heater mounting bracket is loose. Repair as soon as possible.
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34) - Water temperature was: 109°F


Burn time estimates:
160°F 1/2 second
150°F 1 1/2 seconds
140°F about 5 seconds
130°F about 30 seconds (max safe setting adults)
120°F More than 5 minutes (max safe setting, children)
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The heater was set at 108°F. This should be set for at 120°F when occupied.

35) - Water heater, Rennai, model 2520
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Main drain and clean out
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5.2 Bathrooms, Laundry and Sinks
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Limitations: The inspector shall inspect sinks, fixtures, faucets, function flow and drainage, leaks and cross connections.
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 bath, Main level
Location #B: Full bath, Upper level
Location #C: Half bath, Upper level
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
Bath tub design #A: Open Tub/Shower combo
Bath tub #A material: Fiberglass
Bath Tub Style #B: Drop in
Condition of bathtubs and related plumbing: Appeared serviceable
Whirlpool tub: Garden tub, motor
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Windows, Spot exhaust fans
Gas supply for laundry equipment present: Yes, Available
240 volt receptacle for laundry equipment present: Yes
36) - Typical bath and laundry components
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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.
Red Caution Tape: Red tape is used to mark items that need to be reviewed by a specialist. This is a convenience and does not take the place of a full specialist review.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Number of service conductors: 2
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: Garage
Location of sub-panel #C (generator transfer switch): Garage
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed, Copper
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present in panel: No
Arc fault circuit interrupter (AFCI) protection present in panel: No
Smoke alarms installed: Yes, tested manually
37) Safety, Repair or Replace, Evaluate - One or more electric receptacles (outlets) at the kitchen, bathroom(s), garage and/or exterior had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. 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. If you see the inspector pressing the trip button on the tester and the the lights remain on, it is not protected. General guidelines for GFCI-protected receptacles include the following locations:For more information, visit:
http://www.reporthost.com/?GFCI

No outdoor receptacles were GFCI protected. Also consider protecting all basement receptacles.
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This GFCI outlet did not function
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38) Safety, Repair or Replace - This receptacle 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
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39) Safety, Maintain or Repair - Neutral wires were doubled or bundled together under the same lug on the neutral bus bar in panel(s) #A. This is a potential safety hazard in the event that one of the circuits needs to be isolated during servicing. For one neutral to be disconnected, other neutrals from energized circuits sharing the same lug will be loosened. Power surges may result on the energized circuits and result in damage or fire. Also, multiple wires under the same lug may not be secure, resulting in loose wires, arcing, sparks and fire. Recommend that a qualified electrician repair per standard building practices. For more information, visit:
http://www.reporthost.com/?DTNB
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Photo 39-1
 

40) Monitor - One or more receptacles (outlets) were scorched. The wiring for these receptacles may be damaged due to overheating. Recommend that a qualified electrician replace such receptacles, evaluate related wiring and repair if necessary.
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41) Monitor - Consider adding child proof caps on unused receptacles to prevent entry of dirt and dust.
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42) - Service panel(s) were in good condition. Note: There was no external generator present but the system is safe without it. Use only a qualified installer in the future.
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Generator transfer switch
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Gas supply and disconnect are generator ready.
 

43) - The inspector is not required to inspect generators or other alternative power sources. Any information regarding these items are a courtesy to the client only. Consult with the owner to be familiar with these systems.
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 Conditioning. The 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): Forced air, Furnace, Heat pump
Unit #1: Heat pump w/gas backup
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Electric, Propane
Location of forced air furnace: Basement
Forced air system capacity in BTUs or kilowatts: 100,000 Btu?
Make/Model: Trane XL 90
Condition of furnace filters: N/A (none visible)
Location for forced air filter(s): None visible
Condition of forced air ducts and registers: Appeared serviceable
Type of combustion air supply: No dedicated source visible, uses room air
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system/heat pump backup energy source: Propane
Type: Split system, Heat pump
Condition of controls: Appeared serviceable
44) Comment - The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
45) - HVAC Components in good condition
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46) - The thermostat temperature sensor was accurate.
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47) - Register Temperature 109°F
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48) - Fuel line for old oil burner (red arrow). Unable to locate tank.
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Photo 48-1
Gas line for future gas logs (green arrow)
 

49) - No return filter.
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Photo 49-1
 

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, not interior), fireplace insert flue connections, heat exchangers, humidifiers or electronic air filters. 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 with metal liner
Condition of chimneys and flues: Appeared serviceable
Wood-burning chimney type: Masonry
50) - Fireplace components in good condition. Cable controlled damper is on top of flue.
51) - Fire place components
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Hearth mortar joints should be filled as necessary.
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Photo 51-4
Remote damper

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: 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.
Gas supply: LP, above ground
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
52) - 70% in tank
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Photo 52-2
The label was obscured but 350 gallons is estimate

8.0 Interiors, Doors and Windows .1113
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Limitations: The home inspector shall inspect: walls, ceilings, floors, steps, stairways, balconies, railings, counters, representative number of built-in cabinets and interior doors. The home inspector shall operate a representative number of interior doors and windows. 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 on surfaces, window and door screens, wall paper, paint or other finish treatments on floor, wall and ceiling surfaces, carpeting, draperies, blinds or other window treatments, 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 (unless requested), mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. 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 exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Wood, Metal, Multi-pane, Sliding, Single-hung, Double-hung, Fixed, Awning
Interior doors: Hollow core flush panel
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, Required repairs, replacement and/or evaluation (see comments below)
53) Safety, Repair or Replace - No handrails leading to basement.
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54) Maintain or Repair - This hand 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 for safety per standard building practices.
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55) - Typical interior components
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9.0 Insulation and Ventilation .1114
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Limitations: The home inspector shall inspect: insulation and vapor barriers in unfinished spaces, ventilation of attic and foundation, kitchen, bathroom and laundry venting systems, operate readily accessible attic fans and thermostats if weather permits.
The home inspector shall describe: insulation in unfinished spaces and the absence or insulation in unfinished spaces at the conditioned surface. 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.): Not determined (inaccessible or obscured), cathedral ceiling
Ceiling insulation material: Not determined (inaccessible or obscured)
Vermiculite insulation present: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Enclosed soffit vents
10.0 Built-in Kitchen Appliances,cabinets .1115
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Limitations: The inspector shall inspect and operate the basic functions of the following kitchen appliances: permanently installed dishwashers, ranges, cook-tops ovens, trash compactors, garbage disposal, vent hoods and permanently installed microwave ovens
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 counters: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Cook-top: Electric
Condition of range, cooktop or oven: Appeared serviceable, Not determined, New unit, Still had shipping lables, breaker was off
Range, cooktop or oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of built-in microwave oven: Appeared serviceable
56) - Kitchen components
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11.0 Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Type of door between garage and house: Hollow core
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
57) Repair or Replace - The door between the garage and the house did not appear to be fire resistant, or the inspector was unable to verify that it was via a label. This is a potential safety hazard. House to garage doors, to prevent fire and fumes from spreading from the garage into interior living space, should be constructed of fire-resistant materials. Doors, generally considered to be suitable for the purpose, are solid core wood, steel, honeycomb steel or a door that has been factory labeled as fire rated. Recommend that a qualified contractor replace or repair the door and, at that time, make any other corrections that might be required to provide suitable fire resistance between the garage and the dwelling per standard building practices. For more information, visit:
http://www.reporthost.com/?AGFR
58) Maintain or Repair - Garage entrance door hardware is loose. Repair as necessary.
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59) - Support columns are not permanent or fastened to the floor. Vehicle impact could cause sever structural damage. Consider replacing these columns with permanent ones that attach with at least 4 bolts to the concrete.
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60) - Garage components
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Note: Some deflection of garage header can be seen.

12.0 Additional Information
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Additional report information: Additional requested information will be sent to you in a separate correspondence. The reason for this is that the additional information will take longer to gather than the report itself. This way you get all information as a fast as it is available.
The client has requested the following additional information that is not part of the standard inspection report:: Radon test
12.2 Radon Test
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61) - A radon test has been requested by the client as a courtesy. The inspector does not claim to be a radon mitigation specialist nor express a professional opinion of the test results. This test should only be used as a first step to determine if further investigation by a radon specialist is required. Please consult the EPA web site below for more information.


http://www.epa.gov/radon/pubs/hmbyguid.html
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.