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


515 Tortoiseshell Ln
Property Inspection Report
Client(s):  Ashley Purkey
Property address:  515 Tortoiseshell Ln
Rock Hill SC 29732-7631
Inspection date:  Thursday, August 29, 2013

This report published on Sunday, October 20, 2013 12:02:01 PM EDT

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 
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: 2004
Time started: 8:50am
Time finished: 10:35am
Inspection Fee: $100
Payment method: Invoiced
Present during inspection: Client(s)
Occupied: No
Weather conditions: Clear
Temperature: Hot
Ground condition: Dry
Foundation type: Crawlspace
The following items are excluded from this inspection: Security system
1) Views of home

Photo 7  
East side

Photo 9  

Photo 10  
West side

2) The natural gas service was turned off. As a result, some appliances such as water heater(s), forced air furnace(s), gas fireplace(s), stove(s), range(s) and/or gas supply lines weren't fully evaluated. The inspector was unable to test for gas leaks.
Exterior Return to table of contents
Footing material: Poured in place concrete
Foundation material: Brick
Apparent wall structure: Wood frame
Wall covering: Vinyl
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel
3) One or more crawl space vent screens are blocked by shrubbery and debris. This restricts ventilation in the crawl space and may result in increased levels of moisture inside. Materials or items blocking vents should be removed.

Photo 6  
Front porch crawl space vents

Photo 43  
Issue not corrected as of 10/18/13

4) Gutter downspout elbow is missing on back left corner of the house. Elbow extension should be replaced to channel water away from the foundation. Issue not corrected as of 10/18/13

Photo 30  

5) 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.
6) Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.

Photo 15  

Photo 44  
Issue not corrected as of 10/18/13

7) Caulk is missing or deteriorated 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 3  
Caulk has deteriorated in several joints on the front porch.

Photo 45  
Issue has been corrected

Photo 47  

8) The exterior finish on the front porch 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 4  

Photo 5  

Photo 46  
Issue has not been corrected as of 10/18/13

Photo 48  
Issue has been repaired.

9) 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 2  
Roof Return to table of contents
Roof inspection method: Viewed from ground with binoculars
Roof type:
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 2004
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
10) Views of roofing both front and back of home.

Photo 8  

Photo 11  
Garage Return to table of contents

11) 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: Partially traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass loose fill
Insulation depth: 12-13'
Insulation estimated R value: R30
12) Cover plate(s) are broken at one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be replaced where necessary.

Photo 27  

13) View of attic space

Photo 24  

Photo 25  

Photo 28  
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: Left wall in 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
14) Views of main service panel with and without cover panel.

Photo 22  

Photo 23  

15) All 120v outlets were tested for proper wiring. All tested satisfactory.

Photo 16  

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Photo 20  
Water heater Return to table of contents
Estimated age: 2004
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: American
Model: FG6140T403NOV
16) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Photo 21  

Photo 39  
Water temp and proper operation of the gas water heater was tested on re inspection on 9/4/13. Hot water temp was 115.7 degrees. Unit operated satisfactory.

17) The water heater was turned off at the time of the inspection. For example, circuit breaker turned off, gas supply turned off or pilot light turned off. The inspector was unable to fully evaluate the water heater.
Heating and cooling Return to table of contents
Estimated age: 2004
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: Rheem
Model: RAKA-030JAZ A/C, RA03236C1408162273 Furnace
Filter location: In return air duct below furnace
18) Cover for thermostat for HVAC system will not latch properly due to a wrong sized screw is used to anchor the unit. Proper sized screw need to be used to allow for cover to close correctly.

Photo 42  

Photo 49  
Issue has been corrected

19) 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.

Photo 13  
Unit operated satisfactory at time of inspection.

20) Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
21) The furnace was shut off at the time of the inspection. For example, the gas supply was shut off, the pilot light was out, and/or the electric supply was turned off. As a result, the inspector was unable to fully evaluate this unit.

Gas supply off

Photo 26  

Photo 41  
Unit was tested on re inspection on 9/4/13 gas supply was on. Unit operated satisfactory. Temp at return duct 78.7 degrees with thermostat set at 78 degrees.

22) Verification of proper operation of A/C system. System operated satisfactory at time of inspection.
Plumbing and laundry Return to table of contents
Water pressure (psi): 64psi
Location of main water shut-off valve: At street
Location of main water meter: At 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
23) Verification of supply water pressure

Photo 14  
Fireplaces, woodstoves and chimneys Return to table of contents

24) The gas supply for gas fireplace was turned off. Unit was not fully evaluated.

Photo 19  

Photo 40  
Checked gas logs for proper operation on re inspection on 9/4/13. Unit operated satisfactory
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: Some areas
25) Support beam for the metalwork that supports the poured in place concrete front porch has failed. The support beam is sagging and has significant rot. This needs to be further evaluated by a qualified crawl space contractor. Repairs need to made to prevent major damage to the structure.

In the inspectors opinion substandard repairs were made on this issue. The rotted support boards have been replaced. However several of these boards are not supported by the support pillars. Additional support is needed to make a proper repair. Inspector recommends consulting with a qualified crawl space contractor to evaluate the issue.

Photo 33  

Photo 34  

Photo 35  

Photo 36  

Photo 37  
Several cracks on porch

Photo 38  
Porch concrete slab is slightly sloped to the house. Slab should slope away from the structure.

Photo 54  
Rotted beams have been replaced but lack needed support.

Photo 55  
Beam should be on top of support pillar.

Photo 56  

Photo 57  

26) No vapor barrier is installed 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 install a vapor barrier where missing. 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.

    Photo 31  

    Photo 32  

    Photo 52  
    Issue has been corrected.

    Photo 53  
    Kitchen Return to table of contents

    27) The refrigerator was checked for proper operation. Refrigerator was satisfactory. The freezer section temp was higher than recommended. Freezer thermostat was set to highest temp setting. Inspector lowered temp setting. Recommend the client to follow up on temp of freezer. Freezer had cooled down several degrees before leaving.

    Photo 29  
    Freezer temp should be -18 to 0 degrees

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

    29) One smoke alarms is missing from their mounting brackets. Damaged and/or missing smoke alarms should be replaced as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit:

    Photo 18  
    Hall way smoke detector is missing

    Photo 50  
    Issue has not been corrected as of 10/18/13

    30) 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:

    31) The sliding door screen is missing.

    Photo 12  

    Photo 51  
    Issue has not been corrected

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