Website: http://www.reporthost.com/sure-look
Email: asurelook@carolina.rr.com
Phone: (704) 488-4469
FAX: (206) 350-7754
3025 Mill Stream Court, Matthews, NC 28104
Inspector: Gary Williams

Summary Page

Residential Home Inspection Report

Client(s): Mr. Satisfied Customer
Property address: 123 A Sure-Look Lane, Charlotte, NC 12345
Inspection date: Monday, October 4, 2004

This summary page published on 10/6/2004 9:49:28 PM CDT


1) Exterior: Repair/Replace, Evaluate, WDO/WDI Conducive conditions - A number of window sills/sashes & window jamb casings seen at back facing side(North) and on side(East) of house that has wood rot damage. Recommend licensed General Contractor evaluate the repairs necessary to replace/repair damaged window sills/sashes/jamb casings as necessary.
2) Exterior: Repair/Replace, Evaluate, WDO/WDI Conducive conditions - Some concerns seen regarding the EIFS & Hard coat Stucco seen in a few locations around the property as follows:
A.) A number of cracks seen on the hard coat Stucco seen on foundation wall - back facing side of house.
B.) Some of the seals/caulking between the EIFS and windows and/or doors are broken and exposed that will allow ingress of water(seen at back facing side of house).
C.) Lack of effective kickout on roof - seen at front entrance area of house at lower section of asphalt shingles allowing penetration of water behind the EIFS, which has caused wood rot on the lower arches(front entrance porch).
Recommned a licensed General Contractor evaluate the repairs necessary to restore the conditions noted in A - C above.
3) Exterior: Repair/Replace - A number of floor tiles were seen either missing or damaged(outside front porch & back patio area). Recommend replacing/repairing missing/damaged tiles.
4) Exterior: Maintain, Monitor - Previous repairs seen made to retaining wall(back facing side of house - facing river), the retaining wall is bulged outward slightly - possibly from the large tree nearby. Recommend monitoring for possible deteriation of retaining wall & carrying out any repairs that may be necessary.
6) Roof: Safety, Repair/Replace - Chimney flue cap & screened cover missing from main living room chimney. Recommend having a qualified chimney service contractor install flue cap & screened cover where missing to prevent rain water from entering chimney and to prevent sparks from spreading during a fire. The screen should have holes 1/4" or larger.
7) Plumbing and laundry: Repair/Replace - Two damaged sections of the drywall seen inside the laundry room:
1. Alongside wall inside laundry room.
2. Behind washing machine - below hot/cold water supply valves. This was possibly made to repair a previous water pipe leak.
Recommend repairing damaged sections of wall.
8) Electric service: Safety, Repair/Replace, Evaluate - The main circuit breaker was "double tapped" on incoming supply side (ie. with a #6 gauge non-matalic sheathed cable), where 2 or more wires are clamped in a circuit breaker terminal, and the circuit breaker is only designed for 1 wire. This is a safety hazard since wires may loosen and cause arcing, sparking and fires. Recommend having a qualified, licensed electrician evaluate and repair.
9) Attached garage: Safety, Repair/Replace, Evaluate - The garage vehicle door does not "auto-reverse". The door should reverse when closing and when it either strikes something or when something passes through a photo sensor at the base of the door. This is a safety hazard, especially for small children. Recommend having a qualified garage door contractor evaluate and repair as necessary.
10) Attached garage: Safety, Repair/Replace, Evaluate - The ground fault circuit interrupter (GFCI) was oversensitive and tripped intermittently when tested with the GFCI tester. Recommend having a qualified, licensed electrician evaluate and repair/replace GFCI as necessary.
11) Attached garage: Repair/Replace - The wooden garage door is in need of minor repair:
1. A number of hinges were found to be loose.
2. The lower wooden panel is loose & signs of minor wood damage(lower panel only).
3. The torque tension of the spring is too low - causing door to back slide after opening by approx. 1ft.
Recommend repairing items listed above, before hinges become completely loose and damages door completely.
12) Attached garage: Monitor - Water damage seen on corner wall(immediately behind the Den closet room). This is from previous water damage from condensate drain overflow - seen in Attic space(2nd floor). The wall was tested dry at time of inspection. SEE FURTHER COMMENTS UNDER INTERIOR ROOMS & HEATING & AIRCONDITIONING SECTIONS OF THIS REPORT.
13) Water heater: Safety, Minor defect - Hot water temperature greater than 120 degrees fahreneit. Recommend adjusting thermostat so water temperature doesn't exceed 120 degrees to avoid scalding danger. For more information on scalding dangers, visit http://www.tap-water-burn.com/
14) Water heater: Repair/Maintain - The door hinges at the Utility room were loose. Recommend re-securing hinges on door.
15) Water heater: Monitor - Minor drywall damage seen in Utility room - possibly from previous water leak from water heater. Tested dry at time of inspection. Monitor for further deteriation & repair/replace damaged section if necessary.
16) Interior rooms: Safety, Repair/Replace, Evaluate - Substandard wiring for the kitchen's under-sink food disposal - the cable gland has pulled loose from the bottom of the food disposal unit & wires are exposed. These units should use either armored (BX) cable or a flexible appliance cord. Recommend having a qualified electrician evaluate and repair as necessary.
17) Interior rooms: Safety, Repair/Replace, Evaluate - No ground fault circuit interrupter (GFCI) protection device is installed at the wet-bar sink. Recommend having a qualified electrician evaluate and install GFCI protection to reduce the chance of an electric shock.
18) Interior rooms: Safety, Repair/Replace, WDO/WDI Conducive conditions - The closet wall & floor seen in the Den(adjacent to the garage) has previous water damage(& visible mold seen) - it is the Inspector's oppinion that this damage was caused by a previous condensation water drain leak that started at the air handler's unit inside the Attic space(immediately above the closet room with the water damage) - the water had also penetrated a section of the garage wall seen. Moisture readings taken at the time of the inspection showed to be dry & free from moisture. Recommend cleaning/replacing section of wall that has water damage marks & mold, also monitor this area in the future, and reapair/replace if necessary.
19) Interior rooms: Repair/Replace, Evaluate - Kitchen's under-sink food disposal has jammed up & is not working. Corrosion also seen at top of food disposal(seen from under sink) - this is possibly the cause of previous minor water damage marks seen under the kitchen sink. Recommend having a qualified plumbing contractor evaluate and repair or replace as necessary.
20) Interior rooms: Repair/Replace, Evaluate - The light dimmer switch in the dining room(adjacent to kithcen - switch close to sink) is not functioning properly - the switch does not click in the off position properly(it remains partially on - at the minumum setting). Recommend having a qualified electrician evaluate and repair or replace fixture(s) as necessary.
21) Interior rooms: Repair/Replace - The dishwasher's drain pipe is not connected correctly to the sink P-trap drain system. This drain pipe should be secured up & under the sink to create an air break that will prevent the kitchen sink drain from syphoning back into the dishwasher in the event of a blockage occuring in the sink drain. Recommend re-routing/replacing the dishwasher's drain pipe to correct this potential problem from occuring.
22) Interior rooms: Repair/Replace - Evidence of condensation in double pane window seen at front entrance of house, apparently due to broken in seal. Recommend replacing glass or having window vacuum seal reapired.

Note that evidence of broken seals may be more or less visible from one day to the next depending on the weather (temperature, humidity, sunlight, etc.), and that more windows than the ones identified may have bad seals and need replacement too.
23) Interior rooms: Repair/Replace - Screens missing in one or more windows - these screens were seen stored inside the attic space.. Windows may not provide ventilation during months when insects are active. Recommend installing screens.
24) Interior rooms: Repair/Replace - The majority of the windows & doors were stuck shut and can't open - due to recent painting. Recommend repairing doors & windows so they open easily.
25) Interior rooms: Repair/Replace - Carpeting in the master bedroom(1st floor) is loose. Recommend having a qualified carpeting installation contractor restretch carpet as necessary.
26) Interior rooms: Repair/Replace - Ceiling damage seen in the bathroom(1st floor -closest to kitchen) - caused by Contractor stepping on Attic ceiling(at air handling unit). Wallpaper also seen starting to peel off in some areas inside this bathroom(1st floor). Recommend repair/replacing as necessary.
27) Interior rooms: Repair/Replace - Approx. 7 marble kitchen tiles seen on the counter tops are cracked/damaged. The kitchen marble top is also not finished, with edges exposed that will allow for damage. Recommend finishing to prevent breakage of tiles on edge of counter top.
28) Interior rooms: Repair/Maintain, Monitor - Some of the floor tiles seen at the front entrance of the house(inside front entrance foyer area) were cracked/damaged. Recommend monitoring for further deteriation & repair/replace as necessary.
29) Interior rooms: Repair/Maintain - The shower door seen in the 1st floor master bathroom(adjacent to gaccuzi) does not close properly & is sticking. Recommend repairing as necessary.
30) Interior rooms: Minor defect, WDO/WDI Conducive conditions - Caulk needs repair around the base at two tub faucets(1st floor & 2nd floor). Recommend applying a bead of caulk around the base of tub faucets where necessary. Loose tiles also seen around/near the faucet at the 2nd floor bath tub. Recommend reapair/caulk loose tiles.
31) Fireplaces and solid fuel burning appliances: Repair/Replace - The following minor defects were found at the fireplace located in the room closest to the river:
1. Cracked tiles on hearth in front of fireplace.
2. Glass doors(both sides of fireplace) were loose & not hinged properly.
Recommend repairs as required.
32) Heating and air conditioning: Repair/Replace, WDO/WDI Conducive conditions - Previous water damage seen on floor at air handler located in Attic space(West facing side of house) - possibly was caused by secondary drain line not connected properly, this outlet pipe is covered with duct tape at present. Should the duct tape become loose & fall off & the secondary drain line operate, it will allow the water to be passed onto the floor board and cause water damage. Recommend an HVAC Technician remove the duct tape & install elbow pipe to drain onto drip pan below.
33) Heating and air conditioning: Repair/Replace, WDO/WDI Conducive conditions - The air handler unit located in the Attic(East side of house) has a blocked primary drain line. The condensate water is filling the drip tray, which is almost overflowing - the drainage from the catch pan does not drain effectively(also apparent blockage). This is the result of the WATER DAMAGE seen in the closet below(at the Den - adjacent to the garage). The trap was warm - indicating that the condensate drain is not flowing through the trap as required. A section of the catwalk is damaged - seen in front of the air handler unit. Recommend replacing missing section of catwalk boarding. Recommend an HVAC Technician evaluate the repairs necessary to unblock the drian lines effectively.
34) Heating and air conditioning: Maintain - This system is equipped with throw-away filter(s). Recommend replacing throw-away filter(s) every 2 months in the future if the thermostat's fan position is set to "Auto", or monthly if it's set to "On".
35) Attic: Repair/Maintain - The attic access door did not have any insulation on the inside. By adding insulation to this hatch will improve the energy efficiency & reduce costs.