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Red, White & Blue Home Inspections LLC

Website: http://www.fayettevillehomeinspections.com
Email: tylerblue83@gmail.com
Phone: (910) 988-8337
1521 Berkshire Rd 
Fayetteville NC 28304
Inspector: Glenn Tyler Blue
NCHIL # 3156

 

Property Inspection Report

Client(s):  Dianne Jackson
Property address:  1708 Lyon Rd.
Fayetteville, NC 28303
Inspection date:  Thursday, March 02, 2017

This report published on Thursday, March 02, 2017 6:18:08 PM EST

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
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:
Concern typeSafetyPoses a safety hazard
Concern typeMajor defectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor defectCorrection only involves a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information

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

Table of Contents
General information
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Crawl space
Kitchen
Bathrooms
Interior rooms

View summary


General information
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Inspector's name: Glenn T. Blue
Structures inspected: Whole House
Type of building: Single family
Age of building: 1987
Time started: 2:00
Time finished: 4:30
Inspection Fee: $300
Payment method: Cash
Present during inspection: Client(s), Realtor, Others
Occupied: Yes
Weather conditions: Partly Cloudy
Temperature: Cool
Ground condition: Dry
Foundation type: Crawlspace
The following items are excluded from this inspection: Security system, Irrigation system

1) Many wall, floor and/or ceiling surfaces were obscured by large amounts of furniture and/or stored items. Many areas couldn't be evaluated.

Exterior
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Footing material: Poured in place concrete
Foundation material: Concrete block, Brick
Apparent wall structure: Wood frame
Wall covering: Composition wood clapboard
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood, Solid core steel

2) One or more support post for the back deck sit on concrete blocks that are installed above grade. At least one post was supported by a piece of wood that is laying on the ground. The deck may not be properly supported and may pose a safety hazard. Recommend having a qualified contractor further evaluate and make all necessary repairs.
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3) One or more moderate cracks (1/8 inch to 3/4 inch) were found in the foundation wall at the back of the home. These may be a structural concern, or an indication that settlement is ongoing. Recommend having a structural engineer further evaluate. Have a qualified contractor repair as required.

*Foundation wall at back of home under deck*
Crack has been sealed on outside.
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4) This home has Hardboard Siding. Many homes built between 1970 and the 1990's were sided with hardboard siding. Over the years there have been class action lawsuits related to claims of improperly manufactured siding and problems with decay. These problems were accelerated due to the limited life expectancy of this siding material; most products were warrantied for 20 to 25 years. Hardboard siding naturally absorbs water when not protected and improper maintenance results in siding decay and often hidden damage. With proper sealant application and regular paint maintenance, this process can be controlled and kept at a safe level for many homes. However, improperly manufactured, maintained, and or installed hardboard siding can undergo serious deterioration that can result in the need to replace the siding. Failure is typically visible in the form of swelling, cracking and delamination, especially at the bottom edges.

The siding for this home was found to be in overall FAIR condition. Some areas of siding on this structure show the symptoms described above and need replacement and/or maintenance.As stated above this product can can last a long time if properly maintained. Recommend having a qualified contractor further evaluate and make all necessary repairs. The buyer needs to monitor the exterior condition of the siding in the future and ensure proper maintenance is conducted on the siding system in order to ensure longevity of the siding system. Below are pictures of some of the identified concerns listed above.
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5) Some rot is present at the soffit and fascia located by the chimney at the back of the home. A qualified contractor should evaluate and make repairs as necessary, replacing all rotten wood.
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6) The gable vent on the right side of the home is damaged and may allow for water to enter into the attic during blowing rains. Recommend having a qualified contractor further evaluate and make all necessary repairs.
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7) Siding appears to be loose in one or more areas. Recommend having a qualified contractor further evaluate and make all necessary repairs.
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8) A crack or hole exist at siding located by the front porch. Water intrusion may occur and could result in damage to the home. Recommend having a qualified contractor further evaluate and make all necessary repairs.
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9) The perimeter grading slopes towards the structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause damage to the foundation or the home. Recommend having a qualified contractor further evaluate and make all necessary repairs.

*Left front corner*
Water was present inside the crawlspace in this area.
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10) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

*Right side of home*
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11) Gaps exist at siding at one or more areas. Water intrusion may occur and could result in damage to the home. Recommend having a qualified contractor further evaluate and make all necessary repairs.
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12) The finish on the deck(s) and railing(s) is worn and/or deteriorated. Recommend cleaning and refinishing as necessary.
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13) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

*Light above garage door*
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Roof
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Roof inspection method: Traversed
Roof type: Cross gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 5-10 years old
Gutter & downspout material: None
Roof ventilation: Adequate

14) One or more sections of flashing at the base of the chimney are deteriorated and/or substandard. Leaks may occur as a result. A qualified roofing contractor should evaluate and repair as necessary.

*Loose and gaps exist at flashing*
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15) Counterflashing is missing at the base of one or more chimneys. Leaks may occur as a result. A qualified roofing or chimney service contractor should evaluate and repair as necessary.

Garage
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16) One or more wall and/or ceiling surfaces between the attached garage and interior living spaces have gaps, holes, or missing or inadequate surface materials. These surfaces are intended to prevent vehicle fumes from entering living spaces, and to slow the spread of fire from the garage to living spaces. A qualified contractor should evaluate and make repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices. Typically these surfaces require a one-hour fire rating.

*Small holes in garage ceiling*
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17) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
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Attic
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Inspection method: Partially traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass loose fill

18) Stains were visible on the roof structure in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner(s) about past leaks. The client(s) should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified roofing contractor should evaluate and repair as necessary.

*Stains observed by plumbing vent pipes are likely old*
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19) Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.

*Attic area over garage*

Electric service
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Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: Garage
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Cold water supply pipes
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes

20) Neutral wires are doubled or bundled together on the neutral bus bar. This is unsafe due to the need to turn off multiple circuit breakers to work on any of the circuits using these wires. A qualified electrician should evaluate and repair as necessary.
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21) The clamp that secures the electric service's grounding and/or bonding electrode conductor to the copper supply lines by the water heater is loose. This is may pose a safety hazard. Recommend having a qualified contractor further evaluate and make all necessary repairs.
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22) The legend for overcurrent protection devices (breakers or fuses) in the main service panel is inaccurate, missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
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23) Picture of electrical panel with cover removed.
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Water heater
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Type: Tank
Energy source: Electricity
Capacity (in gallons): 50
Manufacturer: Rheem
Location of Water Heater: Garage

24) No drain line is installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. Recommend having a qualified contractor further evaluate and make all necessary repairs.
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25) Dry water stains were found on the bottom of the water heater. This may be a sign that the water heater is leaking or failing. A qualified plumbing contractor should evaluate and repair as necessary.
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26) Water supply lines in the garage by the water heater are not insulated. These pipes may freeze or become damaged by cold temperatures. Recommend having a qualified contractor repair.
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27) The water heater was manufactured in 2009. FYI
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Heating and cooling
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Primary heating system energy source: Electric
Primary heat system type: Heat pump
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts, Flexible ducts
Manufacturer: York
Filter location: Behind return air grill

28) The heat pump did not respond when its controls were operated in heat mode. Some heat was felt at the registers in heat mode but the HVAC system does not appear to operate as intended in heat mode. Recommend having a qualified contractor further evaluate and make all necessary repairs.

*The heat pump did respond in AC mode. Some cold air was felt at the registers in AC mode.*

29) The HVAC system did not operate as intended in emergency heat mode. Recommend having a qualified contractor further evaluate and make all necessary repairs.
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30) One or more air supply registers has a weak air flow, or no apparent flow, and may result in an inadequate air supply for heating/cooling. Recommend asking the property owner(s) about this. Adjustable damper(s) in ducts may exist and be reducing the flow. If dampers exist, then they should be opened to attempt to improve the air flow. If the property owner(s) are unaware of such dampers, or if adjusting dampers does not improve the air flow, then a qualified heating/cooling contractor should evaluate and repair or make modifications as necessary.

*Most registers appear to have very weak flow*
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31) The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future.

32) The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.

33) The estimated useful life for most HVAC units is 15 to 20 years. The units at this home appear to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.

*The HVAC units appear to have been manufactured in 2002*
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Plumbing and laundry
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Location of main water shut-off valve: Guest bedroom closet
Location of main water meter: Front Yard by street
Location of main fuel shut-off: None
Visible fuel storage systems: None
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper, Some polyethylene at water heater
Vent pipe material: Plastic
Drain pipe material: Plastic

34) The main water shut off valve is stuck and inoperable. The water supply to the home cannot be easily cut off as a result. Recommend having a qualified contractor further evaluate and make all necessary repairs.
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35) The water supply pressure is greater than 80 psi. Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are more likely to burst with higher pressures. Typically the pressure cannot be regulated at the water meter. Recommend having a qualified plumber evaluate and make modifications to reduce the pressure below 80 psi. Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted for lower pressures.

*Around 95 psi*
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36) The clothes washer was not operated or evaluated. It is excluded from this inspection.

37) The main water shut off valve is located in the guest bedroom closet. FYI
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Fireplaces, woodstoves and chimneys
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Fireplace type: Masonry
Chimney type: Masonry

38) The chimney appears to be slightly leaning. This could be an indication that the footing or foundation is failing. Damage to the home may occur. Recommend having a qualified structural engineer further evaluate. Repair as necessary.
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39) Small cracks are present at the masonry chimney crown. The crown is meant to keep water off of the chimney structure. The chimney and crown can be damaged by wet masonry going through freeze-thaw cycles. Recommend having a qualified contractor seal cracks to prevent further damage to the crown.
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Crawl space
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Inspection method: Traversed
Insulation material underneath floor above: Fiberglass roll or batt
Pier or support post material: Masonry
Beam material: Built up wood
Floor structure above: Solid wood joists
Vapor barrier present: No

40) Some minor discoloration and possible fungi is present on the floor system in crawlspace in some areas. We did not inspect, test or determine if this growth is or is not a health hazard. The underlying cause is moisture. Recommend having a qualified contractor further evaluate and make all necessary repairs.
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41) One or more moderate cracks (1/8 inch to 3/4 inch) were found in the foundation at the back of the crawlspace. These may be a structural concern, or an indication that settlement/failure is ongoing. Recommend having a structural engineer further evaluate. Have a qualified contractor repair as required.
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*Pier appears to have shifted slightly*
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*Crack in footing*

42) Evidence of prior water intrusion was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:
  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains

Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.

*Water coming from front left area of crawlspace*
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43) No vapor barrier is installed is installed in the crawlspace. Water evaporation from the soil in the crawlspace may result in damage to the home. Recommend having a qualified contractor further evaluate and install a vapor barrier as necessary.
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44) A leak exist at the master bathroom toilet. Damage to the home may occur as a result. Recommend having a qualified contractor further evaluate and make all necessary repairs.
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45) Standing water was found in one or more sections of the crawl space. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. A qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:
  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains

Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, drains and/or sump pump(s) in the crawl space.

**Front left area of crawlspace**
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46) Insulation under the floor in the crawlspace is missing or has fallen down in one or two areas. A qualified contractor should make repairs as necessary to restore the insulation to its original rating.

47) Stains are visible at the floor structure at the back of the crawlspace by the back deck. Repairs appear to have been performed here and the new wood is not stained. Recommend monitoring this area in the future for any signs of water intrusion.
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48) Stains were observed at the exterior rim joist at the back left corner of the crawlspace in some areas . This may indicate high moisture levels or condensation inside the crawlspace. Damage to the home may occur as a result. Recommend that this area be monitored for any signs of moisture.
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Kitchen
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49) The refrigerator door handle is loose. Recommend having a qualified contractor repair.
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Bathrooms
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50) One or more toilets are loose. Leaks may occur and could result in damage to the home. Recommend having a qualified contractor further evaluate and make all necessary repairs.

*Master toilet*
Leaking in crawlspace.
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51) The guest bathroom sink faucet handle is loose. Recommend repairing.
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52) A small leak is present at the master shower head. Recommend repairing as necessary.
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Interior rooms
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53) One or more smoke alarms are missing from their mounting brackets. This is a safety hazard. Recommend having a qualified contractor repair.
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54) One or more entry doors have deadbolts installed with no handle, and require a key to open them from both sides. This can be a safety hazard in the event of a fire when the key is not available. The door cannot be used as an exit then, causing entrapment. Key-only deadbolts should be replaced with deadbolts that have a handle on the inside on entry doors in rooms with no other adequate egress nearby.
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55) One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.

*Back door*
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56) The bi-fold door by the dining room comes out of the track when closed. Recommend having a qualified contractor further evaluate and make all necessary repairs.
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57) The back door threshold is slightly damaged or deteriorated. Recommend having a qualified contractor further evaluate and make all necessary repairs.
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58) Stains are visible on a window sill in a guest bedroom at the front of the home. This is an indication of water intrusion. Damage to the home may occur as a result. Recommend having a qualified contractor further evaluate and make all necessary repairs.
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59) The back storm door is locked and could not be unlocked. Recommend having a qualified contractor further evaluate and repair.
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60) One or more doors will not latch when closed. Repairs should be made as necessary, and by a qualified contractor if necessary. For example, aligning strike plates with latch bolts and/or replacing locksets.

*Door by kitchen and laundry room*
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61)  
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The Inspection was in accordance with the "standards and practice and the code of ethics" of the NC Home Inspector Licensure Board. The inspection was visual in nature and not technically exhaustive. The Inspector did not dismantle and/or move equipment, systems, furniture, appliances, floor covers, finished surfaces or components, personal property or other items to conduct this this inspection. The Inspection and report are not a guarantee or warranty that the items inspected are defect free, or that concealed defects do not or will not exist. Problems may exist even though signs of such may not be present during the inspection, or are hidden from a general visual inspection.