JGA Inspection Services LLC

Website: http://www.reporthost.com/jgais
Email: jima@nc.rr.com
Phone: (910) 987-4246
516 Aurora St. Stedman, NC 28391

Property Inspection Report
Client(s): Kristen Anderson
Property address: 2225 Dockvale Rd.
Inspection date: Friday, July 03, 2009
This report published on 7/3/2009 3:04:54 PM EDT

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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.

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 
Minor DefectCorrection likely involves only a minor expense 
EvaluateRecommend evaluation by a specialist 
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 http://www.reporthost.com/glossary.asp

Table of Contents
General information
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Crawl space
General information Return to table of contents
Report number: 001
Inspector: Jim Alexander NCHIL#2792
Structures inspected: Whole House
Type of building: Single family
Age of building: 20 yrs
Time started: 9:45am
Time finished: 11:30am
Inspection Fee: $275.00
Payment method: Check
Occupied: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Front of structure faces: West
Main entrance faces: West
Foundation type: Crawlspace
The following items are excluded from this inspection: Outbuildings
1) This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
2) Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
Exterior Return to table of contents
Footing material: Not visible
Foundation material: Concrete block, Brick
Apparent wall structure: Wood frame
Wall covering: Brick veneer
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood
3) Minor cracks were found in the brick veneer near the gas pack. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future.

Photo 1  

4) The electric receptacle on the outside of the sunroom did not have power. Recommend asking the property owner(s) about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.
5) One or more outside faucets aren't anchored securely to the structure's exterior. Fasteners should be installed or replaced as necessary so faucets are securely anchored to prevent stress on plumbing supply lines and possible leaks.
6) The substructure of the deck is excluded from the inspection due to limited access because of the low height.
Roof Return to table of contents
Roof inspection method: Viewed from ground with binoculars
Roof type: Gable, Hipped
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: <10yrs
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
Garage Return to table of contents

7) Much 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.
Attic Return to table of contents
Inspection method: Traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass loose fill
Insulation depth: 10 inches
Insulation estimated R value: R-25
8) Combustibles such as wood or insulation are in contact with or less than one inch from chimney or gas flue pipes in one or more areas. This is a fire hazard. A qualified contractor should evaluate and make repairs or modifications as necessary so minimum clearances to combustibles are maintained around all chimney and flue pipes as per the manufacturer's specifications.

Photo 4  

9) Cover plate(s) are missing from 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 installed where missing.

Photo 5  
Electric service Return to table of contents
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 100
Service voltage (volts): 120/240
Location of main service switch: Garage
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 100
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
Water heater Return to table of contents
Type: Tank
Energy source: Natural gas
Capacity (in gallons): Not visible
10) The cold water supply line has been tapped to supply an outside spigot the connection was made with a nonapproved connection method. Quest and Pex piping use special crimp rings to secure piping to fittings. The pipe could seperate and cause a major leak. Have a licensed NC plumber evaluate and make repairs.

Photo 3  

11) 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.
Heating and cooling Return to table of contents
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Gas Pack
Distribution system: Sheet metal ducts, Flexible ducts
Manufacturer: Trane
Filter location: Hallway
12) Because of the age and/or condition of this furnace, recommend that a qualified heating and cooling technician inspect the heat exchanger and perform a Carbon Monoxide test when it's serviced.
13) No drip leg is installed on the furnace or boiler gas supply line. Drip legs are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the furnace or boiler components. A qualified contractor should install a drip leg as per standard building practices.
14) The A/C supply ducts are filled with water, and the water is leaking under the house. Need to have a licensed Mechanical contractor evaluate and repair. Moisture can cause mold and/or mildew.
15) The p-trap for the condensate drain is laying on its side and can not hold water. Insects and other vermine can enter and cause sysyem damage. Have a qualified person repair or replace drain line.

Photo 2  
Plumbing and laundry Return to table of contents
Water pressure (psi): 60psi
Location of main water shut-off valve: closet in front bedroom
Location of main water meter: front yard
Location of main fuel shut-off: next to gas pack
Water service: Public
Service pipe material: Not visible
Supply pipe material: Polybutylene
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
16) The dryer duct has seperated from the termination point at the back of the house. Lint and moisture is accumalating under the house. Have a qualified person reattach duct.

Photo 8  

17) Polybutylene plumbing supply lines (PB) are installed in this house. PB was used as water distribution piping in many homes built from the mid 1980’s until the mid 1990’s. The piping and associated fittings have had a failure rate and subsequent leakage sufficient to have been the subject of several nationwide class action lawsuits. Copper and brass fittings used in later years seem to have reduced the failure rate, but the piping may still fail due to problems with poor installation, improper handling, or chemical reaction with the water supply. The piping in this house has (circle which apply) Brass/Copper – Plastic - fittings. For further details about the piping and your rights under the class action lawsuit settlements contact 1-800-392-7591 or visit the Website http://www.pbpipe.com . You may wish to have the plumbing system evaluated by a licensed plumbing contractor.
18)   The 3 inch main drain line has been repaired in the past. The repair involves ABS and PVC pipe, these types of plastics have their own glue and can not be glued together. Need to have a NC licensed plumber evaluate and repair. Pipes can seperate and cause a leak.

Photo 10  
Fireplaces, woodstoves and chimneys Return to table of contents
Fireplace type: Masonry
Chimney type: Masonry
19) All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
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
20) Insulation under the floor in the crawlspace is missing or has fallen down. A qualified contractor should make repairs as necessary to restore the insulation to its original rating. The insulation has fallen under the dining area and is missing under the den and bathrooms.

Photo 9  

21) Some crawl space areas were inaccessible due to low height (less than 18 inches), ductwork or pipes blocking, standing water, and/or stored items. These areas are excluded from this inspection.
Kitchen Return to table of contents

22) The receptacle left of the sink tested with an open ground. This is a safety issue because of the risk of shock. Have a NC licesned electrician evaluate and repair.
23) The dishwasher drain line is not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The clients should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.

Also, no "air gap" is installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client(s) should consult with a qualified contractor to determine if an air gap should be installed.

Photo 6  

24) The water supply line for the dishwasher is connected improperly. Quest and pex piping has specific crimp rings to connect pipe to fittings. Pipes can seperate and cause a large leak. Have a licesned NC plumber evaluate and make repairs.

Photo 7  
Bathrooms Return to table of contents

25) The toilet in the master bath is loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
The inspection was in accordance with the "standards and practice and the code of ethics" of the NC Home Inspector Licensure Board. The inspection was visual in nature and not technically exhaustive. The inspector did not dismantle and/or move equipment, systems, furniture, appliances, floor covers, finished surfaces or components, personal property or other items to conduct this inspection. The inspection and report are not a guarantee or warranty that the items inspected are defect free, or that concealed defects do not or will not exist. Problems may exist even though signs of such may not be present during the inspection, or are hidden from a general visual inspection.