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


2224 Deer Meadows Dr
Property Inspection Report
Client(s):  Brian and Jennifer Stephenson
Property address:  2224 Deer Meadows Dr
Waxhaw NC 28173-7264
Inspection date:  Friday, November 08, 2013

This report published on Tuesday, November 12, 2013 9:53:07 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.

This report was updated on 11/12/13 to reflect findings on a requested follow up inspection.

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 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend 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

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: New Construction
Time started: 9:12am
Time finished: 11:20am
Inspection Fee: $275
Payment method: Invoiced
Present during inspection: Contractor(s)
Occupied: No
Weather conditions: Clear
Temperature: Cool
Ground condition: Dry
Foundation type: Crawlspace
1) Views of home

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Exterior Return to table of contents
Footing material: Poured in place concrete
Foundation material: Concrete block
Apparent wall structure: Wood frame
Wall covering: Cement-based clapboard
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel
2) One crawl space vent screens is damaged.. A qualified contractor should replace damaged or deteriorated screens where necessary using screen material such as "hardware cloth" with 1/4 inch minimum gaps.

Photo 6  
Crawl space vent under deck.

3) A window screen is missing on one window. Window is in living room left of fireplace. Any missing screens should be reaplaced.
4) One window screen is missing. Window is in the livingroom left of the fireplace. Any missing window screens should be replaced.

Photo 30  

5) Caulk is missing or inadequate in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit:
The Ins and Outs of Caulking.

Photo 7  
Caulk or repair aluminum cover for A/C coolant lines.

Photo 8  
Gap at siding at A/C coolant lines

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Caulk at trim joint. Back of house at pest control box.

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Trim joint at back of home. Right corner if facing home from back yard.

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Caulk at all trim joints on vehicle garage doors.

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Caulk at base of front porch post to prevent water intrusion.

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Large gap between siding should be caulked. This is just above the left corner of the french door leading to the deck. From the deck facing the house. Small gaps between the siding should be there to allow for expansion and contraction of the siding. However this space is to large and if not caulked could allow water intrusion behind the siding.

6) The home "Tyvex" wrap is exposed at the flashing on the gable of the garage. Client may want to have this trimmed so it doesn't show for aesthetic reasons.

Photo 58  

7) The front porch railing was being installed at the time of the inspection. The railing was not evaluated during this inspection.

Front porch railing was installed on follow up inspection conducted on 11/12/13. No concerns noticed.

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Follow up inspection 11/12/13

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Follow up inspection 11/12/13

8) Mortar or sealant is missing on the stone veneer on the right side of the front porch. Recommend having qualified contractor evaluate and make repairs to prevent water intrusion.

Photo 19  

9) One downspout terminates above roof surface rather than being routed to gutters below or to the ground level. This is very common, but it can reduce the life of roof surface materials below due to large amounts of water frequently flowing over the roof surface. Granules typically are washed off of composition shingles as a result, and leaks may occur. Recommend considering having a qualified contractor install extensions as necessary so downspouts don't terminate above roof surfaces.

Photo 4  
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: New construction
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
10) Views of roofing both front and back of home.

Photo 2  

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Garage Return to table of contents

11) Weatherstrip around or at the bottom of the garage-house door is not installed properly. It should be corrected as necessary to prevent vehicle fumes from entering living spaces.

Photo 22  
Door from laundry room to garage

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12) Minor cracks were found in the garage floor. 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 repaired for aesthetic reasons.

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13) The vehicle garage doors were not fully evaluated. The doors were disengaged from the chain drives and the photo eyes were tapped over. Recommend having doors operation and auto retract safety features tested while doors are operational.

All three garage vehicle doors were check on the follow up inspection. All three auto retract safety features tested satisfactory when meet with resistance and photo eyes were activated.

Photo 48  
Attic Return to table of contents
Inspection method: Partially traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Insulation material: Fiberglass loose fill, Fiberglass roll or batt
Insulation depth: 10-13 inches
Insulation estimated R value: R30
14) View of attic space

Photo 40  

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Electric service Return to table of contents
Primary service type: Underground
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: Right wall of garage
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
15) Views of main service panel with and without cover panel.

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16) 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: New
Type: Tank
Energy source: Electricity
Capacity (in gallons): 50
Manufacturer: State
Model: ES652DORT210
17) The water heater was turned off at the time of the inspection. For example, circuit breaker turned off and water supply valve was closed. The inspector was unable to fully evaluate the water heater.

The water heater was on at the time of the follow up inspection. Water heater performed satisfactory.

Photo 51  

Photo 63  
Verification of hot water temp 105.1 degress F

18) View of water heater

Photo 50  
Heating and cooling Return to table of contents
Estimated age: New
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: Lennox
Model: A/C units: 13ACX-048-230-19 (lg), 13ACX-030-230-18 (sm) Furnaces: CX34-50/60C-6F-1 (lg) CX34-308-6F-2 (sm)
Filter location: In return air duct below furnace
19) Rubber grommet is not installed correctly on heating unit #1 where the gas supply enters the unit. Grommet should be installed by a qualified HVAC contractor.

Photo 44  

20) Relief line does not have adequate clearance at catch pan on heat unit one. This space should be at least 1" to allow for proper flow.

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21) Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
22) Verification of proper operation of HVAC system. System operated satisfactory at time of inspection.

Photo 32  
1st level temp at return duct with thermostat set at 72 on heat

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1st level temp at return duct with thermostat set at 68 on cool

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2nd level temp at return duct with thermostat set at 72 on heat

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2nd level temp at return duct with thermostat set at 68 on cool

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3rd level temp at return duct with thermostat set at 72 on heat

Photo 47  
3rd level temp at return duct with thermostat set at 68 on cool

23) Views of furnaces located in attic space.

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Plumbing and laundry Return to table of contents
Water pressure (psi): 71psi
Location of main water shut-off valve: In garage near water heater
Location of main water meter: At street
Location of main fuel shut-off: Right side of home from street
Water service: Public
Service pipe material: Galvanized steel
Supply pipe material: Pex
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
24) The waste pipe cleanouts has the cap removed. A qualified plumber should install a caps where missing.

Photo 13  

25) Verification of supply water pressure

A water pressure test was performed at the time of the inspection. Water supply pressure was 68psi. Supply pressure with two tub faucets and three sink faucets all 100% open was 40psi. This test concluded that there is adequate whole house supply water pressure.

Photo 10  

Photo 64  
Supply pressure at follow up inspection

Photo 65  
water pressure drop with 3 sinks and 2 tubs 100 % open.
Fireplaces, woodstoves and chimneys Return to table of contents

26) The gas logs were checked for proper operation. Unit operated satisfactory.

Photo 31  
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
Beam material: Solid wood
Floor structure above: Solid wood joists
Vapor barrier present: Yes
27) Rust was noticed on several of the foundation seal anchor bolts. No elevated levels of moisture was noticed at the time of inspection. Recommend having qualified contractor evaluate and make repairs if needed. Rust may can be removed and bolts treated/painted to prevent further corrosion.

Photo 57  

28) Views of crawl space

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Kitchen Return to table of contents

29) The dishwasher appears to be inoperable. The client(s) should ask the property owner(s) about this, and if necessary, the dishwasher should be replaced, or a qualified appliance technician should evaluate and repair/replace.

Door is damaged and wouldn't shut properly to allow dishwasher to start.

Dishwasher door still would not seal for washer to start during the follow up inspection. Contract supervisor informed client that dish washer is to be replaced with new unit.

Photo 27  
Kick plate missing and washer is not level

Photo 28  

30) The dishwasher's door seal is damaged, deteriorated, misaligned or otherwise does not seal well. A qualified appliance technician should evaluate and repair as necessary.
31) The kickplate at the base of the dishwasher is missing, loose and/or damaged. Repairs should be made as necessary, or the kickplate should be replaced, and by a qualified contractor if necessary.
32) The ovens were not evaluated during this inspection. Units power feed supply breaker was in the off position. Client should contact contractor and determine when power can be restored and unit should then be evaluated.

The oven were tested during follow up inspection. Ovens operated satisfactory.

Photo 26  
Bathrooms Return to table of contents

33) One sink stopper mechanisms need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.

Photo 38  
Jack and Jill bath sink 2nd level, left off stairs. Stopper mechanism is hard to operate.

34) Caulk is missing and/or deteriorated at one or more bathtubs. For example, where the tub base meets the floor below, where the tub surround meets the tub, and/or around the base of the tub spout. Caulk should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures.

Photo 37  
Jack and Jill bathroom tub. 2nd level, left off stairs

Photo 39  
Jack and Jill bathroom tub. 2nd level, left off stairs

35) Caulk is missing or deteriorated along the base of one or more showers, where flooring meets the shower. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure.

Photo 34  
Large shower 2nd level
Interior rooms Return to table of contents

36) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:

2nd floor and 3rd floor hall smoke detectors have low battery alarms going off.

37) The baseboard trim on the 3rd floor ( right side coming off stairs) has a significant bow. Trim should be removed and shimmed/repaired to be flush to wall.

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