Inspector's email:
Inspector's phone: (803) 627-0625
816 Painted Lady Ct 
Rock Hill SC 29732-7633
Inspector: Ric Adkins
RBI # 48557


129 Doby Creek Ct
Property Inspection Report
Client(s):  Lawrence and Patricia Palladino
Property address:  129 Doby Creek Ct
Fort Mill SC 29715-8748
Inspection date:  Wednesday, December 11, 2013

This report published on Wednesday, December 11, 2013 10:02:50 PM EST

View summary

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.
This inspection report is to inform you of current conditions observed at the time of the inspection. As a general rule cosmetic deficiencies are considered normal wear and tear and are not within the scope of this inspection.
The inspection did not include testing of radon, mold, termites, pest or rodents.

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 risk of injury or death 
Major DefectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
CommentFor your information 

Wood Destroying Organism Concerns
Concerns relating to wood destroying organisms are shown as follows:
Conducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) 

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

Table of Contents
General information
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Crawl space
Interior rooms

General information Return to table of contents
Inspector's name: Ric Adkins
Type of building: Single family
Age of building: Constructed in 2001
Time started: 12:45pm
Time finished: 3:15pm
Inspection Fee: $300
Payment method: Check
Present during inspection: Client(s), Realtor(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Cold
Ground condition: Damp
Front of structure faces: North
Main entrance faces: North
Foundation type: Crawlspace
The following items are excluded from this inspection: Security system, Irrigation system, Shed
1) Views of home

Photo 18  

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West side

Photo 20  
East side
Exterior Return to table of contents
Footing material: Poured in place concrete
Foundation material: Post and pier, Brick
Apparent wall structure: Wood frame
Wall covering: Brick veneer, Vinyl
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete aggregate
Exterior door material: Solid core wood
2) Waterproof cover(s) over one or more electric receptacles are damaged or broken. This is a safety hazard due to the risk of shock and fire. Damaged covers should be replaced where necessary.

Photo 5  
outlet at front porch

3) A gap exist at one opening around the exterior, such as those where outside gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

Photo 11  
Gas supply inlet

4) 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.

Photo 2  

Photo 3  

Photo 6  

5) One outside faucet is missing a backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit:

Photo 22  
Front faucet

6) The exterior finish on the wood trim at the bay window is failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.

Photo 7  

Photo 8  
Paint is starting to "bubble"

Photo 9  

7) Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

Photo 50  
Roof Return to table of contents
Roof inspection method: Viewed from ground with binoculars
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: Replaced in 2011
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
8) Views of roofing both front and back of home.

Photo 4  

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Garage Return to table of contents

9) Some of the garage, including areas around the interior perimeter and in the center are excluded from this inspection due to lack of access from stored items.
10) The vehicle garage door was tested for proper operation of the auto retract safety feature. Unit operated satisfactory when met with resistance and photo eye was activated.
Attic Return to table of contents
Inspection method: Traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass roll or batt
Insulation depth: 10"
Insulation estimated R value: R30
11) View of attic space

Photo 38  

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Electric service Return to table of contents
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: In garage on left wall near water heater
Location of main disconnect: Breaker at bottom of main service panel
Service entrance conductor material: Aluminum
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
12) One or more screws are missing from the main service panel cover and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.

Photo 46  

13) Views of main service panel with and without cover panel.

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14) All accessible 120 volts outlets were tested for proper wiring and proper operation of GFCI outlets. All tested satisfactory.

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Water heater Return to table of contents
Estimated age: N/A
Type: Tank
Energy source: Natural gas
Capacity (in gallons): estimated 50gallon
Manufacturer: N/A
Model: N/A
Water temperature (degrees Fahrenheit): 116.2
15) A permanently installed insulated jacket is installed on the water heater. It obscures the manufacturer's information label and most of the water heater. The inspector was unable to fully evaluate the water heater.

Photo 45  

16) View of water heater burner operation

Photo 47  

17) Verification of hot water temp

Photo 27  
Heating and cooling Return to table of contents
Estimated age: 2001
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Flexible ducts
Manufacturer: Comfortmaker
Model: A/C NAG030AKA1
Filter location: In return air duct below furnace
18) The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Photo 10  

19) The last service date of this system appears to be more than two years 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 two years ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future, or as per the contractor's recommendations.
20) 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.

Photo 51  

21) View of gas furnaces located in the attic space

Photo 37  

Photo 39  

22) Verification of proper operation of HVAC system. System operated satisfactory at time of inspection.

Photo 31  
Temp at downstairs return duct with thermostat set a 68 on heat

Photo 35  
Temp at upstairs return duck with thermostat set at 69 on heat
Plumbing and laundry Return to table of contents
Water pressure (psi): 78
Location of main water shut-off valve: In garage on left wall at water heater
Location of main water meter: At street
Location of main fuel shut-off: west side of home
Water service: Public
Service pipe material: Galvanized steel
Supply pipe material: CopperPex
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
23) Verification of supply water pressure

Photo 21  
Fireplaces, woodstoves and chimneys Return to table of contents

24) The natural gas insert was checked for proper operation. Unit operated satisfactory.

Photo 30  
Crawl space Return to table of contents
Inspection method: Traversed
Insulation material underneath floor above: Fiberglass roll or batt
Pier or support post material: Masonry
Floor structure above: Solid wood joists
Vapor barrier present: Yes
25) The vapor barrier needs repair or to be added in some areas. Exposed soil was found in some areas. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should make repairs as necessary so no exposed soil exists. Standard building practices require the following:
  • The soil below the vapor barrier should be smooth and free from sharp objects.
  • Seams should overlap a minimum of 12 inches.
  • The vapor barrier should lap up onto the foundation side walls.

  • Better building practices require that:
  • Seams and protrusions should be sealed with a pressure sensitive tape.
  • The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.

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    26) Views of crawl space

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    Kitchen Return to table of contents

    27) All fixed kitchen appliances were checked for proper operation. All tested satisfactory.
    Interior rooms Return to table of contents

    28) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:

    Photo 36  

    29) Carpeting in one or more rooms is loose and poses a trip hazard. A qualified carpeting installation contractor should restretch or replace carpet as necessary.

    Photo 33  

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    30) The sash spring mechanism(s) in one or more windows are broken or loose. A qualified contractor or service technician should evaluate and make repairs as necessary so the window(s) operate as intended (open easily, stay open without support, close easily, etc.).

    Photo 24  
    Far left bay window will not stay up

    31) Seals between double-pane glass in one windows appears to have failed based on condensation or stains between the panes of glass. A qualified contractor should evaluate and replace glass where necessary.

    The client(s) should be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too.

    Photo 60  
    window near kitchen table

    32) Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.

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    33) The weatherstrip at the bottom of the front exterior entry doors is deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.

    Photo 23  

    34) Some of the bottom sash seal on the windows on the west side of the home has deteriorated.

    Photo 12  

    35) The flue cover for the water heater exhaust has came detached from the ceiling. Client may want to have repaired for aesthetic reasons.

    Photo 61  

    36) Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

    Photo 25  
    Area above bay window

    Photo 43  
    Seam upstairs hallway

    Photo 44  

    37) Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

    Photo 62  

    38)   Some of the bay windows in the dinning room and windows in the living room needs caulking. The original caulking has deteriorated or has slight setting cracks in the bottom corners.

    Photo 28  

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    We are proud of our service and trust you will be happy with the quality of our inspection. Please contact us with any concerns you may have with this report.