Floor Structure: Conventional Lumber
49) Safety, Repair/Replace
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 this article: NFPA urges replacing home smoke alarms after 10 years
50) Safety, Maintain
The back-up 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 http://www.cpsc.gov/cpscpub/pubs/5077.html
51) Repair/Replace, Repair/Maintain, Comment
Photo 51-1 All interior smoke detector batteries should also be replaced. In addition, the age of the smoke detector should be viewed, label on back. If the smoke detector is greater than 10 years of age, it should be replaced. Most smoke detectors have a useful life on average of only 10 years. After 10 years, they are prone to failure and also provide false alarms – usually in the middle of the night :-(
Photo 51-2 Door hardware on the entrance door is severely rusted and replacement is warranted. In addition, most of the exterior door hinges and door hardware are rusted and replacement is also warranted for them.
Photo 51-3 Carpeting on the stairway leading to the upper-level is rather dirty/stained and professional cleaning is warranted.
Photo 51-4 The overall condition of the living room area is very good. No significant issues were noted at the time of inspection.
Photo 51-5 Window blind to the left of the fireplace does not have a wand to tilt the slats. Repair or replacement is warranted.
Photo 51-6 Dining area is in very good condition, except for a window with seal failure and minor wearing of the flooring material.
Photo 51-7 Area under the dining room table and chairs where the flooring material is worn. Recommend consulting with a qualified flooring professional to ascertain whether or not this can be repaired or re-stained.
Photo 51-8 Window in the dining room has seal failure. Replacement is warranted as the window is no longer providing protective thermal properties.
Photo 51-9 A window blind wand to tilt the slats is missing on a window blind in the dining room. Repair or replacement is warranted.
Photo 51-10 Door stop is missing on the base molding in the dining room area. The doorstop prevents the door from the kitchen area leading to the front upper deck, when fully opened, from hitting the wall - and potentially damaging the wall or door. Replacement of the doorstop is needed.
Photo 51-11 Wall sconce above the stairway is falling away from the wall. Needs to be re-secured for safety purposes.
Photo 51-12 Operating sash on a window in the living room in the upper-level has seal failure. Replacement is warranted as the window is no longer providing protective thermal properties and is aesthetically unappealing.
52) Repair/Replace, Evaluate -
Seals between double-pane glass in one or more windows appear 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.
53) Repair/Replace, Evaluate -
Flooring in one or more areas is worn, damaged and/or cupping. Recommend having a qualified contractor evaluate and refinish flooring as necessary, or if possible.
54) Repair/Replace -
One or more windows that were built to open, will not open, or open only minimally due to their being painted shut, damaged and/or deteriorated in some way. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.
55) Repair/Replace -
The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.
56) Maintain -
Carpeting in one or more rooms is soiled and/or stained. Recommend having carpeting professionally cleaned as necessary.
Contact "Trade-Specific/Qualified" Professional
57) Comment -
There may be references made in this report to consult/contract with a qualified/licensed "trade-specific" professional [qualified professional, contractor, plumber, electrician, HVAC, etc.] to address items that the inspector believes needs further evaluation or repair/replacement. If so, this should be undertaken prior to the purchase of this property to provide the Client(s) with a thorough understanding and/or assessment of the stated issues/concerns raised by the inspector.
In addition, when a "trade-specific" professional is contracted, the Client(s) should have that qualified professional inspect/evaluate ALL items and components within the structure/premises specific to that professional's trade - as they have the specific experience, license, knowledge, tools, and testing equipment. For example, if an electrician/qualified professional is recommended to be contracted for issues related, to say, faulty GFCI's - 2 prong receptacles - open ground, loose receptacle(s), etc., that qualified professional should inspect and evaluate ALL electrical components within the structure/premises, such as other receptacles/switches, electrical panel, main/sub panels, etc., in addition to addressing report-specific issue(s). If the report recommends an HVAC professional for a possible HVAC condenser unit issue, all components of the HVAC system [air handler(s), ductwork, plenums, registers, thermostat(s) etc.] should be fully evaluated/inspected.
Should the Client(s) not contract with "trade-specific" professional(s) as may be stated within this report that should be done/undertaken, and also as may be referenced above, the Client(s) shall have no cause of action, for any reason, against Carolina Coast Home Inspections Group, LLC, its inspector(s), agents or employees as Client(s) have assumed all the risk for all conditions and issues stated/referenced in this report by failing to contract with a "trade-specific" professional(s) prior to purchase for further evaluation.
THIS SUMMARY PAGE IS NOT THE ENTIRE REPORT. THE COMPLETE REPORT MAY INCLUDE ADDITIONAL INFORMATION OF INTEREST OR CONCERN TO YOU. IT IS STRONGLY RECOMMENDED THAT YOU PROMPTLY READ THE COMPLETE REPORT. FOR INFORMATION REGARDING THE NEGOTIABILITY OF ANY ITEM IN THIS REPORT UNDER THE REAL ESTATE PURCHASE CONTRACT, CONTACT YOUR NORTH CAROLINA REAL ESTATE AGENT OR AN ATTORNEY.
The overall condition of this house is mostly very good. The structure appears to be well built and in good/sound condition. There are some concerns and numerous issues. All though, can be very easily remedied.
Some issues that require immediate attention are:
* The HVAC air handler in the attic is extremely rusted - with evidence of substantial water issues on the unit itself, as well as the surrounding wood support surfaces. Accordingly, an HVAC professional needs to be contracted with to evaluate and make repairs/replacements as necessary - and prior to purchase.
* All HVAC ductwork needs to be cleaned and sanitized
* Windows with seal failure need replacement
* Severe leak under kitchen sink drain [right side] needs top be repaired by a qualified professional
* Exterior white aluminum trim in numerous areas needs replacement
* Air filters need replacement
* Jet/whirlpool tub in master bath needs evaluation - with repairs or replacement made as necessary by a qualified professional
* Master shower needs to have failed grout removed, then prepped and new grout applied/sealed
* Numerous windows need evaluation as to why they do not open - with repairs made as needed
* Windowsills with water damage on 1st floor SE corner bedroom need to be repaired, prepped and repainted
* Defective blinds need replacement [numerous] - both window and slider
* Carpeting on stairway and numerous bedrooms needs professional cleaning
* Weatherstripping on doors with issues [see report specifics] need replacement
* Ground level storage room door [under stairs] needs to be repaired/stripped, prepped and repainted to eliminate further rusting
* Exterior electrical service panel needs replacement
* Loose main water supply line [exterior/rear] needs to be completely insulated and re-secured to pier/post
* Living room storm door to front deck [SE corner] needs evaluation as to why it is screwed closed - and repairs/replacement made as needed
* Flooring under dining room table needs to be re-surfaced/stained & sealed if possible [worn]
* Cabinet hardware is needed on doors over refrigerator
* Recommend anti-tip bracket be installed on kitchen range
* Insulation needs to added to the attic-side of the pull-down stairs
* Microwave oven-top light bulb needs replacement
* Prepping and re-grouting of kitchen sink countertop where it meets backsplash is warranted
* Slider screen doors need adjustment/cleaning/lubrication to function as intended. If irreparable, they need to be replaced
* HVAC return air grill on 1st floor needs to be cleared of al rust and repainted
* Loose stairwell light fixture needs to be re-secured
Please refer to inspection report for complete findings and other information. Any and all references to issues related to HVAC, plumbing, electrical, roofing, contractor, etc. - should be addressed and undertaken by a qualified, licensed professional in that specific trade.
Click on the link below for an in-depth home maintenance guide, month by month, provided by USAA insurance company. This is a great guide to assist in keeping your home up-to-date.https://www.usaa.com/inet/pages/advice-home-monthlymaintenanceguide?wa_ref=home_renting_month_guide&SearchRanking=8&SearchLinkPhrase=monthly%20maintenance
IT IS THE RESPONSIBILITY OF THE SELLER(S), OR THE SELLER'S AGENT TO ENSURE THE PREMISES ARE MADE "READY" FOR INSPECTION. THIS COULD INCLUDE, BUT NOT LIMITED TO, ENSURING ALL UTILITIES ARE ON, HW HEATER IS ON & ACCESSIBLE, WATER IS TURNED ON, WELL PUMP [if applicable] CAN BE EASILY ACCESSED, ALL FIXTURE SHUT-OFFS ARE ON, ALL STORAGE CLOSETS/SHEDS ARE UNLOCKED, ACCESS TO ATTIC HATCH IS CLEARED [all seller's personal items are removed - including clothing, furniture, stored items, etc.], ACCESS TO CRAWLSPACE [if applicable] IS READILY ACCESSIBLE [access hatch/door/panel is not blocked or locked], ACCESS TO DECKS/PORCHES FROM INTERIOR ROOMS IS NOT RESTRICTED [hurricane shutters installed/utilized, separate lock w/o key made available, furniture, etc.], AND IF OCCUPIED - THAT PETS/ANIMALS ARE SECURED FOR SAFE INGRESS/EGRESS. IF INSPECTOR IS UNABLE TO ACCESS ITEMS/AREAS, AND IS REQUESTED TO RE-INSPECT AT A LATER DATE, AN ADDITIONAL INSPECTION FEE IS APPLICABLE. CONTACT YOUR INSPECTOR FOR APPLICABLE FEE. IN ADDITION - IF SELLER(S), CLIENT(S), REALTOR(S), OR OTHER PERSONS ARE PRESENT AT THE PREMISES DURING INSPECTION - INSPECTOR(S) COULD POSSIBLY BE DISTRACTED OR THE INSPECTOR(S) STANDARD INSPECTION ROUTINE COULD BE DISRUPTED. THIS COULD INADVERTENTLY CAUSE AN INSPECTION OVERSIGHT. IN ANY SUCH OCCURRENCE, THE INSPECTOR(S) WILL NOT BE DEEMED NEGLIGENT OR BE HELD RESPONSIBLE.
59) Maintain -
HELPFUL HOMEOWNER TIP:
It is recommended that the garage door rollers, as well as the roller tracks, be lubricated on an annual basis - with lubrication specific to these areas [available in local hardware retailers]. This will assist in noise reduction and minimize any potential binding/stress when the door is operated - thus reducing stress on the garage door opener's motor. This can enhance a garage door opener's useful life.
HELPFUL HOMEOWNER TIP:
During periods of regular extended absence [3 weeks or greater], it is advisable to shut off the power [usually a breaker panel designated for the HW heater in the interior electrical panel - electric tank units only]. This will reduce energy costs - as well as minimize wear on the heating elements within the tank itself. If regular absence is only for a week, or up to three weeks - it is recommended that power to the HW heater NOT be turned off. Short term electrical power disconnects will decrease the useful life of the heating elements within the tank - causing them to fail prematurely.
This is because heating water within the that has completely cooled - which takes on average only a few days for this to occur - based upon tank gallonage, requires the heating elements to remain on for an extended period when power is restored to reheat all the water in a tank to the settings on the tanks thermostats. Allowing the HW heater to remain on during periods of extended absence up to three weeks, will allow the elements to simply "maintain" the desired temperature settings - just recycling on infrequently to maintain water temperatures. This will extend element life.
PRE-CLOSING WALK-THROUGH INSPECTION ---- Please understand that on the day of your closing you will have one last opportunity to tour the home and look carefully at the conditions before you sign the dotted line. Before you truly own this home, we recommend that you read through your home inspection report fully, this will allow you to be reminded of the conversations, meetings and recommendations we made to you at that time. If you requested (from the owners) that problems or damages be repaired before the closing, we recommend that you carefully evaluate those items. Make sure they have been adequately repaired, or completely diagnosed. If not repaired, make sure you get estimates by professionals in that particular field.
Remember that we will not be at the pre-closing walk-through (unless retained) and as such, you must remember to check for conditions or indicators of problems uncovered - not only by your home inspection, but also conditions which may have occurred after it. THIS IS YOUR RESPONSIBILITY and it may have severe financial implications if you do not check adequately and completely.
It is CRITICAL that you perform a Pre-Closing Walk-Through Inspection. If you choose not to, you may be opening yourself up to major problems, severe disappointment, and undesired expense. Because of the importance of the Pre-Closing Walk-Through, Carolina Coast Home Inspections Group, LLC will not entertain any claims or complaints from any client(s) who do not perform a comprehensive walk-through inspection prior to taking possession of the house, checking all significant components - and the client(s) agrees to hold Carolina Coast Home Inspections Group, LLC or its inspector(s), owner, agents, or employees harmless from any actions, legal or otherwise, taken by client(s) post inspection.
Please use your home inspection report to assure completeness of your inspection. Remember also that the walk-through, as important as it is, is a protective drill, and in itself cannot protect you totally from hidden or inaccessible areas, or show you wear of components that are not detectable. In addition, there may be personal belongings, from clothing and furniture, to mechanical equipment, that may have been replaced but is still in the basement, garage or attic. If you did not ask for these items as part of the home purchase, make sure they are gone as it could cost a lot of time and money to remove them when you assume possession of your new home.
Also don’t be fooled into complacency. Homes should be inspected regularly, especially during periods of harsh weather. Heavy rain, large quantities of snow, ice and or sleet can show signs of water entry and component failure. Heating and cooling inadequacies may not be detectable until several days of heat or cold go by. Check the home after severe wind conditions or storms. Check for water entry of any type. Basements and attics can reflect extremes in temperature, ventilation or condensation problems. Roofing can leak & become damaged. Creation of ice dams can cause backups and damage
Here is a list of things you should test or operate which we may not have been able to operate at the time of the inspection. This list is a suggestion list, based on the average home and may not cover all specific areas of your home.
1. Operate all safety controls on your heating systems, water heaters, and water shut off valves.
2. Low voltage wired items - intercoms, doorbells, security, telephone, computer systems, TV antennas, dishes and cable connections. Infra-red controlled stereo systems and specialized electronics. These typically are not tested by us.
3. Clean & test humidifiers, de-humidifiers, window & wall air conditioners. (weather permitting).
4. Check fireplace for cleanliness, and good operation.
5. Exterior areas that may have been sight limited due to the elements, or stored items, should be checked.
6. Check areas previously inaccessible (not visible at the time of inspection). Especially those blocked by furniture, hidden by artwork, or covered by floor coverings.
NEVER TAMPER WITH THINGS YOU DO NOT UNDERSTAND, ESPECIALLY ELECTRICAL AND MECHANICAL THINGS. IF YOU HAVE ANY DOUBTS ABOUT YOUR ABILITY TO CHECK THINGS, HIRE A PROFESSIONAL!
► ELECTRICAL: Do not overload circuits. This could create a hazard that can hurt you, or burn down your home.
► FIREPLACES: Most fireplaces are built for cosmetic fires - rarely designed for long burning periods, and never huge hot fires. Before you make a fire make sure flues are clean, open, and not clogged with any debris. Maintain chimneys and flues annually or prior to any seasonal use.
► HEATING AND COOLING: This can be critical in the southeast for comfort. Most systems need checking and annual maintenance for efficient service. Most heating systems have a designed life expectancy of 15 to 50 years. Heat pumps typically last 8-15 years. Air conditioners can last 15 years based on usage.
► EXTERIOR: Check the exterior as prevalent weather conditions (snow) may have prevented a thorough inspection of exterior at the time of initial inspection.
► INTERIOR: Remember when the inspection was performed, throw rugs/carpets, furniture, possessions and stored items may have been in the way of a careful visual check. Things may have become damaged during the move. Check areas carefully to assure good conditions before you sign the dotted line. Protect yourself with a careful walk-through inspection.
► INSECTS: Termites and carpenter ants love wet wood & damp areas, wood boring bees prefer dry wood. There are no termites in the cold regions of North Carolina, mostly in the warmer areas. Search for evidence of wood destroying insects entering your home annually.
► GARAGES: At the time of the initial inspection, the garage may have been crowded with seller personal belongings, covering areas that we may have been unable to inspect.
► FENCING: Again, prevalent weather conditions (snow) may have prevented a thorough inspection of the fencing at the time of initial inspection. While not typically critical to the home, some fencing can be important to the safety of your family and pets, or the neighbors.
► KITCHENS: Test all appliances and check for damages. Make sure counters are secure. Make sure stove venting brings smoke, odors, and grease outside. Use after our initial inspection may have changed their overall effectiveness.
► SECURITY SYSTEMS: Security systems can be simple and easy to use, or very complicated and tricky to operate. These items are NOT tested by inspection companies. Have the servicing company or seller go over operations with you and required maintenance. Get the owners manual and review it. Write down the shut down codes and reset procedures. False alarms can be dangerous and/or costly. Learn your system.
► SPECIAL NOTE FOR CONDOS: Speak to someone on the condo board to gain additional info about the Association. Find out about any plans they have for repairs and maintenance. You may wish to ask for copies of the minutes of recent condo meetings.
► WETLANDS: If there are wetlands or a waterway near the property, you may wish to contact your local EPA office, to check on any restrictions or requirements.
► ELECTRONIC/OTHER SYSTEMS: In the event that there are electronic systems, water conditioner system(s), solar assist systems, hot tub/whirlpool units, sub-panel electric feeds, or other non-standard systems installed within the home, it is critical that you have the seller provide you with a complete demonstration of their use, providing operating manuals and instructions as appropriate. Inspection companies are not responsible, in any way or manner, for these non-standard systems.
Remember if you do not focus on the walk-through, surprises that could turn up later will be at your expense. If you are not comfortable doing the walk-through alone, hire us to accompany you. These inspections generally take less time and cost less than a full home inspection. Visit our web site for fees associated with a Pre Closing Walk Through inspection.