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http://www.meridianbuildersnc.com
justins@meridianbuildersnc.com
(919) 343-8888
PO Box 4384 
Sanford NC 27331-4384
Inspector: Justin Smith
NCHI License # 3256

Property Inspection Report

Client(s):  Mr and Mrs. Smith
Property address:  123 Front Street
Sanford, NC 27330
Inspection date:  Friday, February 18, 2022

This report published on Friday, February 25, 2022 5:28:37 PM EST

Thank you for allowing Meridian Builders to inspect this property! We appreciate your business. This report is the exclusive property of Meridian Builders of NC, Inc. and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited. This report if for the exclusive use of the client listed above that has read, understood the terms, and signed the Inspection Agreement prior to the home inspection. No other person including any purchaser of the inspected home who did not pay for the home inspection services may rely on any representation made in the report.

NOTICE TO ALL CLIENTS: This report contains technical information that may or may not be readily understandable. Therefore, a verbal consultation with the inspector is an integral part of this inspection report. If you were not present during the inspection, please call the inspector for clarification or further education on any issue. This inspection and inspection report comply with the standard of practice set forth by the NC Home Inspection Licensure Board and represent the results of a limited visual examination of certain readily accessible systems and components using normal operating controls and openings / access panels. The inspection and report do not address and are not intended to address the possible presence of or danger from any potentially harmful substances and environmental hazards including, but not limited to MOLD, Radon Gas, Lead Paint, Asbestos, Urea Formaldehyde, toxic or flammable chemicals and water and airborne hazards. Also excluded are inspections of swimming pools, wells, septic systems, security systems, central vacuum systems, water softeners, sprinkler systems, and the presence or absence of rodents, termites and other insects. The scope of this inspection and terms of the relationship between the parties are defined in the Property Inspection Agreement signed by the client prior to the inspection. The client has acknowledged the terms by signing the agreement.

The home inspection is intended to give the client an understanding of the condition of the home at the time of inspection. It is a visual inspection performed by a licensed professional not intended to be technically exhaustive. Be aware that conditions can change after the inspection and all defects may not be readily visible or found during the inspection. There is no guarantee or warranty given or associated with the inspection. All homes require ongoing maintenance. No home is perfect and there is always room for improvement.

The SUMMARY REPORT is provided as an accessory to the Inspection Report and is not a full report. It summarizes the inspectors comments regarding conditions and/or concerns found during the course of the visual examination and does not represent the full inspection and should not be used separate from the inspection report. This summary is not the entire report. The full report may include additional information of interest or concern to the client. It is strongly recommended that the client read both.

Please be aware that there are NO WARRANTIES OR GUARANTEES that all defects will be identified during the home inspection. No home inspector or home inspection is perfect or without flaw. A home inspection is not intended to be technically exhaustive. Its purpose it to give the potential buyer a better understanding about the condition of the home at the time of inspection.

All location references are made as if standing in front of the property facing the main entrance.

Thanks,
Signature

Justin Smith
Meridian Builders of NC, Inc.

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 safety hazard
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
MonitorRecommend monitoring in the future
InspectedItem or component is in serviceable condition
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 https://www.reporthost.com/glossary.asp

Table of Contents

General Information
Grounds
Exterior and Foundation
Crawl Space
Roof
Attic and Roof Structure
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows

View summary

General Information
Table of contents
Report number: 021822
Time started: 9:30
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool
Payment method: Invoice to be paid prior to closing per signed agreement
Buildings inspected: One house
Estimated Year Constructed: 1971
Source for main building age: Municipal records or property listing
Occupied: No
1) Safety, Comment - Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, drywall and acoustical spray, siding, and floor/ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Recommend consulting with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation if necessary.
2) Evaluate, Comment - This is an older home that has had extensive renovations recently commonly referred to as a "flip house". The inspector makes every attempt to identify defects during the home inspection, but some defects may not be visible yet. This home has not been lived in since the extensive renovations and an added risk is always associated with buying this type of home. The buyer should ask the seller for full disclosure, a list of the licensed trade contractors used, and a copy of all required building permits and inspections. Home inspections are limited to visible and accessible areas and are not invasive. The buyer is responsible for reviewing the inspection report, following up with any evaluations suggested to determine the extent of any damages, and making the necessary repairs.
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Concrete
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Masonry
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; invisible fencing; retractable awnings. Any comments made regarding these items are as a courtesy only.
3) Repair/Replace - The rear concrete patio was in poor condition and holding water. Tile or some other type of covering appeared to be once installed, but had been removed for an unknown reason. Water standing will continue to deteriorate the slab. Recommend that a qualified concrete contractor evaluate and repair as necessary.
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Photo 3-1 Patio holding water.
4) Repair/Maintain - One of the corner bricks was missing at the front porch. Recommend that a qualified person repair as necessary.
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Photo 4-1 Porch brick missing.
Exterior and Foundation
Table of contents
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Vinyl Siding, Brick veneer, Metal
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
5) Repair/Replace, Evaluate - Vinyl siding was installed near ground level on the right side of the home. This area was likely a carport at some time, but had been converted to a bedroom/bathroom. These area are likely susceptible to flooding during heavy rains. Normally siding is installed at least 6" off the ground with some type of masonry between the ground and the start of the siding. The client may consider hiring a general contractor to evaluate this area and suggest improvements to prevent flooding in the future.
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Photo 5-1 Siding installed at ground level near the rear patio.
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Photo 5-2 Siding installed near ground level, right side of the home.
6) Repair/Replace - Many sections of siding or trim were damaged and/or substandard. See pictures for specific locations. Water could penetrate these areas and cause unwanted damage to framing or interior finishes. Recommend that a qualified person repair or replace siding/trim as necessary.
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Photo 6-1 Front corner siding/trim damaged.
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Photo 6-2 Right side siding damaged.
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Photo 6-3 Gable siding/trim damaged.
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Photo 6-4 Rear trim damaged.
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Photo 6-5 Right side siding damaged.
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Photo 6-6 Front siding damaged.
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Photo 6-7 Side window trim damaged.
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Photo 6-8 Rear trim damaged.
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Photo 6-9 Front porch siding/trim damaged.
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Photo 6-10 Rear trim damaged/substandard.
Crawl Space
Table of contents
Crawl space inspection method: Accessible areas traversed and viewed with a flashlight
Condition of floor substructure above crawl space: Required repairs, replacement and/or evaluation (see comments below)
Pier or support post material: Concrete block
Beam material: Solid wood
Floor structure: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
Condition of vapor barrier: Not applicable, none installed
Condition of crawl space ventilation: Required repairs, replacement and/or evaluation (see comments below)
Ventilation type: Automatic Foundation Vents
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing. The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
7) Repair/Replace, Evaluate - A joist near the furnace had been cut and substandard repairs were visible. There were no joist hangers installed or ledgering visible and the repairs were made with nails only. Such repairs result in a component that's weaker than the original joist and should be repaired by a licensed contractor per standard building practices.
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Photo 7-1 Joist not properly repaired near the furnace.
8) Repair/Replace, Evaluate - Support posts/temporary support structures appear to have been added since the original construction based on the inspector's observations under the bathrooms. There was also some rot to floor sheathing suggesting past water issues in this area. The need for the additional supports was not fully determined. Some damage to floor framing components was also found near the center section of the crawl space, likely from termites. Recommend that a licensed general contractor evaluate the entire floor framing system to determine the extent of the damage and make repairs/replacements as necessary. A pest inspection should also be performed to determine if there are any active infestations.
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Photo 8-1 Added support structures under the bathrooms.
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Photo 8-2 Jack pole under floor framing.
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Photo 8-3 Added supports under the bathrooms.
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Photo 8-4 Some subfloor rot under the bathrooms, evidence of past water damage.
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Photo 8-5 Wood damage, likely from termites.
9) Repair/Replace - The outdoor crawl space access door was damaged. Water and/or vermin can enter the crawl space. Recommend that a qualified person replace/repair as necessary.
10) Repair/Replace - No insulation was installed under the floor above the crawl space. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.
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Photo 10-1 No insulation installed.
11) Repair/Replace - No vapor barrier was installed in the crawl space. This is a conducive condition for wood-destroying organisms due to the likelihood of water evaporating from the soil below up into the structure. A 6 mil plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified contractor install a vapor barrier per standard building practices.
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Photo 11-1 No vapor barrier installed.
12) Repair/Replace - There were issue with almost all of the foundation vents. Some were missing, which could allow unwanted pests to enter the crawl space. Some were damaged and missing parts that allow the vents to open/close as necessary. Recommend that a qualified person check each one and repair/replace as necessary.
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Photo 12-1 Backs of many foundation vents missing.
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Photo 12-2 Many of the foundation vents were damaged/missing.
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Photo 12-3 Many of the foundation vents were damaged/missing.
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Photo 12-4 Foundation vents damaged.
13) Evaluate - Some surface growths were found on the bottoms of floor framing.They are an indicator that moisture content in the floor framing does become elevated likely during the summer months when the outside air is very humid for extended periods of time. Moisture content measured in floor framing was measured with a moisture meter during the home inspection and was at an acceptable level.

When building components have surface discolorations and decay typical of fungal growths, such as mold, mildew, and wood destroying fungi, the home inspection focuses only on moisture concerns and evidence of wood damage. Health issues related to the presence of mold are beyond the scope of the home inspection. If the client has concerns beyond the scope of the home inspection, a certified professional such as an industrial hygienist should be consulted prior to purchasing the home.
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Photo 13-1 Fungus/mold growths on some of the floor framing.
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Photo 13-2 Moisture content was acceptable.
Roof inspection method: Traversed
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Be aware that the roof may/may not be traversed due to weather condition, inaccessible height, steep pitch, or a combination of these items. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately, were leak-free, or clogged. The adequacy and finding the termination of underground drainage lines are beyond the scope of a general home inspection and should be checked frequently to ensure they are functioning properly.
14) Repair/Replace, Evaluate - Substandard repairs were found to roof sheathing in front of the furnace flue. Plywood had been replaced in this area, but was turned the wrong way making it weaker. The wood was warping downward at this area. Leaks can occur as a result. Recommend that a qualified contractor evaluate and repair per standard building practices.
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Photo 14-1 Soft spot in the roof here.
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Photo 14-2 Plywood installed the wrong direction making it weak.
15) Repair/Replace - Extensions such as drain pipes for some downspouts were missing. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
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Photo 15-1 No drain lines installed on downspout terminations.
16) Repair/Maintain - Many sections of the gutters were loose or damaged. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. Recommend that a qualified person repair as necessary.
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Photo 16-1 Many gutter sections were loose or damaged.
17) Evaluate, Comment - The roof surfaces appeared to be in good condition at the time of inspection. The roof was viewed from the ground with binoculars and traversed. The wear on the shingles appeared to be acceptable. The age of the roof was not able to be fully determined. Recommend reviewing any disclosure reports from the seller to get a better idea of the age. Here are a few pictures of the roof at the time of inspection.
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Photo 17-1 Shingles appeared to be in good condition.
Attic and Roof Structure
Table of contents
Attic inspection method: Accessible areas were traversed
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
Roof structure type: Trusses
Ceiling structure: Trusses
Condition of insulation in attic (ceiling, skylight chase, etc.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Fiberglass loose fill
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Gable end vents, Open soffit vents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
18) Repair/Replace, Evaluate - One of the roof trusses was cut near the furnace flue. The roof structure has likely been weakened as a result. Trusses are engineered components and shouldn't be cut or modified by builders or homeowners. Repairs may involve restoring the trusses to their original condition or configuration. Recommend that a licensed contractor or structural engineer evaluate and repair as necessary.
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Photo 18-1 Truss bottom cut near the furnace flue.
19) Repair/Replace - None of the bathroom fans had ducts installed to direct air to the exterior. As a result, conditioned air will enter the attic when the fans are operated. This can result in excessive moisture in the attic. Recommend that a qualified contractor install ducting per standard building practices. Typically, this includes a duct with R-4 rated insulation permanently attached to a vent hood or cap installed on the roof or at an exterior wall.
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Photo 19-1 No ducts on the bathroom fans.
20) Repair/Replace - Sections of the rear roof deck had some type of black staining. See pictures below of the plywood on the back compared to other areas on the front. The staining suggests improper ventilation in the past. The ventilation in the attic at the time of inspection appeared to be acceptable. The staining may be some type of mold or fungal growth. When building components have surface discolorations and decay typical of fungal growths, such as mold, mildew, and wood destroying fungi, the home inspection focuses only on moisture concerns and evidence of wood damage. Health issues related to the presence of mold are beyond the scope of the home inspection. If the client has concerns beyond the scope of the home inspection, a certified professional such as an industrial hygienist should be consulted prior to purchasing the home.
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Photo 20-1 Staining on the rear roof deck.
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Photo 20-2 No staining on the front roof deck.
21) Repair/Maintain - The ceiling insulation in one area of the attic was missing above the converted carport. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).
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Photo 21-1 No insulation above the converted carport.
Electric service condition: Required repair, replacement and/or evaluation (see comments below)
Primary service type: Overhead
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): Not determined
System ground: Ground rod(s) in soil, Cold water supply pipes
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Kitchen
Location of main disconnect: Not determined (inaccessible or obscured, or not readily apparent)
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Branch circuit wiring type: Copper, Aluminum multi-strand, Aluminum solid-strand
Solid strand aluminum branch circuit wiring present: Yes
Smoke alarms installed: Yes
Carbon monoxide alarms installed: Yes
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
22) Safety, Repair/Replace, Evaluate - Multiple branch circuits with solid-strand aluminum wires were found. Problems due to expansion and contraction with this type of wiring can cause overheating at connections between the wire and devices such as switches and receptacles (outlets), or at splices. This is a potential fire hazard. The Consumer Products Safety Commission recommends either discontinuing use of circuits with aluminum wiring, removing the wiring, or that an electrician determine if copper wire can be pig-tailed onto the ends of the aluminum wire. A qualified electrician should evaluate the full electrical system and repair as necessary.
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Photo 22-1 Aluminum branch wiring found at this home.
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Photo 22-2 Aluminum branch wiring found at this home.
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Photo 22-3 Aluminum branch wiring found at this home.
23) Safety, Repair/Replace, Evaluate - Outlets installed on the exterior had no visible ground fault circuit interrupter (GFCI) protection. If not GFCI-protected, receptacles in wet areas pose a shock hazard. This type of protection may not have been required when the property was built, but the client may wish to have protection at these outlets upgraded for safety reasons. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices.
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Photo 23-1 Exterior outlets not GFCI protected.
24) Safety, Repair/Replace - There was one 100 amp breaker in the electrical panel with wires terminating somewhere behind the bus bar. The breaker was not a main shut off and appeared to be connected to some of the lighting in the home. This is not typical and should be evaluated by a licensed electrician. There may be another subpanel somewhere within the home as lighting fixtures are not normally connected to such a large breaker.

The electric service was configured so that too many hand movements were necessary to turn off all power for the service. Six or fewer circuit breakers should be required to turn off all power to a residence. This is a potential safety hazard during an emergency when the power needs to be turned off quickly. Recommend that a qualified electrician evaluate and repair per standard building practices.
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Photo 24-1 100 amp breaker, wires heading behind the bus bar.
25) Safety, Repair/Replace - Wire splices were exposed and were not contained in a covered junction box in the crawl space and attic at areas pictured below. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
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Photo 25-1 Wire splice exposed in the crawl space.
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Photo 25-2 Wire splices exposed in the crawl space.
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Photo 25-3 Wiring connections exposed at the bathroom fan.
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Photo 25-4 Wiring connections exposed at the attic fan.
26) Safety, Repair/Replace - The front porch light fixture appeared to be damaged and not operable. There were settings on the fixture to turn on/off at dusk/dawn but they were stuck and would not operate. Recommend that a qualified electrician repair as necessary.
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Photo 26-1 Front light inoperable.
27) Safety, Repair/Replace - Non-metallic sheathed wiring was installed in the laundry room and was subject to damage such as on easily accessible wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it, resulting in exposed, energized wires. Also, copper conductors can break after being repeatedly moved or bent. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing protective conduit or re-routing wires through walls or ceilings.
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Photo 27-1 Wiring exposed in the laundry room.
28) Safety, Repair/Replace - The knock out cover in the main panel was not typical. They are normally made of plastic and lock into place. This cover appeared to be manufactured on side and may be substandard. The cover on the panel was not original to the panel. It had been altered to fit the older panel enclosure, but the fit appeared to be acceptable. Recommend that a licensed electrician make repairs to the panel cover as necessary.
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Photo 28-1 Substandard panel repairs.
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Photo 28-2 Cover had been retrofitted.
29) Safety, Repair/Maintain - Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. 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.
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Photo 29-1 Old smoke alarms.
30) Safety, Evaluate - A wiring clamp and a bare wire were found installed in the crawl space on copper supply piping. This was once considered an acceptable method of grounding some electrical components. This is acceptable when the main water supply piping is copper and penetrates the foundation wall into the ground. The main water supply piping appeared to be made of copper at some time in the future, but has been replaced with a supply line made of plastic. Plastic supply lines do not conduct electricity some components attached to the water supply system may not be properly grounded. Recommend that a licensed electrician evaluate the electrical system to ensure components are properly grounded.
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Photo 30-1 Wires grounded to plumbing system.
31) Repair/Replace - Screws were missing from cover plates at areas pictured below. The outlet pictured in the kitchen had a decking screw securing it to the box and the cover plate could not be secure as a result. Recommend that an electrician make repairs as necessary so all cover plates are properly secured.
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Photo 31-1 Cover plate loose in the laundry room.
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Photo 31-2 Decking screw at one kitchen outlet, cover plate wouldn't secure as a result.
32) Repair/Maintain, Evaluate - The legend for circuit breakers in the main panel was incomplete or illegible. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
33) Evaluate - Bulbs in the rear exterior fixture were missing or broken. This light fixture couldn't be fully evaluated. If replacement bulbs are inoperable, then recommend that a qualified electrician evaluate and repair or replace the light fixture as necessary.
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Photo 33-1 Light missing, rear exterior.
Plumbing / Fuel Systems
Table of contents
Condition of service and main line: Required repair, replacement and/or evaluation (see comments below)
Water service: Public
Location of main water shut-off: Not determined (obscured, inaccessible or none found)
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, PEX plastic, CPVC plastic, PVC plastic
Condition of drain pipes: Required repair, replacement and/or evaluation (see comments below)
Drain pipe material: Plastic
Condition of waste lines: Required repair, replacement and/or evaluation (see comments below)
Waste pipe material: Cast iron
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: None visible
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks. Be aware that some plumbing issues can take time to become visible. Loads on plumbing systems can differ from family to family and deficiencies may become visible after taking occupancy. Issues with main waste pipe clogs can take weeks to become visible and are not always found in the limited amount of time the plumbing is in operation during a general home inspection.
34) Evaluate, Monitor - This property was unoccupied and the plumbing system has not been in continuous operation recently. It's possible for plumbing leaks to exist but not be apparent. Leaks can be small and take time to become visible. The inspector normally operates all accessible and operable plumbing fixtures, but this limited inspection may not reveal small leaks that only become visible after constant use of the plumbing system. After taking occupancy, monitor the plumbing system for leaks that may become apparent. Areas below the house should be evaluated after plumbing has been operated to check for leaks. Any problems that are found should be repaired by a qualified plumber.
35) Evaluate, Comment - The main waste line at this home was still made of cast iron. Be aware that sections of this cast iron piping exist underground between the home and the area it connects to the city sewer or septic system. Be aware that this section of the line is not evaluated or inspected during a general home inspection. Repairs can be costly when main waste lines fail. The client should consider hiring a licensed plumbing contractor perform an inspection of the main line to ensure there are no blockages or failures.
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Photo 35-1 Cast iron main pipe still in use.
36) Evaluate - The inspector did not determine the location of the main water shut-off valve before distribution piping began off of the main line in the crawl space. Recommend consulting with the property owner to determine if a main shut-off valve exists or that a qualified plumber find it if necessary. If no readily accessible main shut-off valve is found in the building, then recommend that a qualified plumber install one so the water supply can be quickly turned off in the event of an emergency, such as when a supply pipe bursts.
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Photo 36-1 No main water shut off found.
37) Comment - Several "push on" plumbing fittings were found in the laundry room and crawl space. These fittings are found at home improvement stores and allow owners to make plumbing repairs without special tools. No leaks were found at this fittings, but be aware plumbing renovations may have been made by someone other than a plumbing professional.
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Photo 37-1 Push on fitting near the water heater.
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Photo 37-2 Push on fittings in the crawl space.
Water Heater
Table of contents
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Estimated date of manufacture: Less than 5 years
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Location of water heater: Laundry room
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 121
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
38) Repair/Replace - There was no drain line attached to the drain pan under the water heater installed on the interior of this home. Flooding could occur in the water heater were to fail or have a problem that caused the pressure relief valve to release. Significant damage could be caused to flooring. Recommend that a qualified plumber install a drain line that terminates to the exterior of the home.
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Photo 38-1 No drain line installed on the water heater overflow pan.
39) Inspected - The water heater was inspected and seemed to be working properly at time of inspection.
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Photo 39-1 Water heater burners were in good condition.
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Photo 39-2 121 degree hot water.
Heating, Ventilation and Air Condition (HVAC)
Table of contents
General heating system type(s): Furnace
General heating distribution type(s): Ducts and registers
Source for last service date of primary heat source: Not determined
Inspection Method: Access panels were removed and a visual inspection was performed, Temperatures at the return and supply air registers were taken. Differences were compared.
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated manufacturing date of main HVAC Components based the Manufacture's label:: 2021
Location of forced air furnace or air handler: Closet
Condition of air filters: Appeared serviceable
Condition of forced air ducts and registers: Required repair, replacement and/or evaluation (see comments below)
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Split system heat pump
Condition of controls: Appeared serviceable
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas. Any comments made regarding these items are as a courtesy only. Note that the inspector may/may not provide an estimate/opinion of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. The inspector may/ may not remove service panel covers on air handlers or condensing units. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Please remember that this is not a technically exhaustive inspection and does not represent a full technical and evasive inspection that would be performed by an HVAC technician. Specialized tools are necessary to perform an evasive inspection that the home inspector does not carry. The adequacy of system sizing and capacities of heat pumps and air conditioning systems is not determined or reported. This is beyond the scope of a general home inspection. The client is advised to hire a qualified HVAC company to perform a more evasive inspection to ensure there are not hidden issues, systems are sized appropriately, and there are no hidden issues.
40) Repair/Replace, Evaluate - Some of the heating or cooling ducts were lying on the ground. Ducts should be supported (typically with straps or hangers) so that they are not in contact with the ground and subject to damage from moisture. Recommend that a qualified HVAC contractor evaluate and make repairs as necessary so ducts are suspended per standard building practices and are not in contact with the ground.
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Photo 40-1 HVAC ducts in contact with the ground.
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Photo 40-2 Duct on the ground.
41) Repair/Replace, Evaluate - Some "livable" rooms had no visible source of heat. The converted carport, now a bedroom and bathroom did not appear to not have any heating or cooling source. Livable rooms without heat (e.g. heat register, radiator, baseboard or wall heater) can be uncomfortable and have high levels of moisture. Depending on the client's needs, recommend consulting with a qualified heating contractor to determine options for modifying or improving the heating system per standard building practices.
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Photo 41-1 No register in the converted bathroom.
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Photo 41-2 No air vents in the right side bedroom.
42) Repair/Replace - A section of heating or cooling duct was altered and an accordion type dryer style duct was attached to the end. This is not typical and can result in reduced energy efficiency. Recommend that qualified HVAC contractor repair or replace ducts or components as necessary.
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Photo 42-1 Dryer duct attached to one of the air ducts.
43) Repair/Replace - The insulation on most of the air supply ducts in the crawl space was damaged, substandard, or missing. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. Recommend that a qualified person repair per standard building practices. For example, by wrapping ducts in approved insulation with an R-value of R-8 or replacing with pre-insulated flexible ducts.
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Photo 43-1 Substandard framing repair near the furnace.
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Photo 43-2 Substandard insulation on air ducts.
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Photo 43-3 No insulation on some of the air ducts.
44) Maintain - The last service date of the forced air heating/cooling system appeared to be within the last year based on information provided to the inspector or labeling on the equipment. If this is true, then routine servicing is not needed at this point. However a qualified HVAC contractor should inspect, clean, and service this system, and make repairs if necessary annually in the future.
45) Inspected - The main HVAC system components seemed to be working properly during the time of inspection. The temperature difference between room temperature air and the temperature measured at the supply registers were within normal working temperature range. The age of each of the components based on the manufacture's label is listed below.
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Photo 45-1 Main components were manufactured in 2021.
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Photo 45-2 Furnace was manufactured in 2021.
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Photo 45-3 50 degree air during the cooling cycle.
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Photo 45-4 92 degree air during the heating cycle.
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Photo 45-5 Furnace burners were in good condition.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: N/A (none installed)
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Condition of built-in microwave oven: N/A (none installed)
Limitations: The following items are not included in this inspection: appliances that are not built in or freestanding; hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Bathrooms, Laundry and Sinks
Table of contents
Location #A: Master bath
Location #B: Full bath
Location #C: Full bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable
240 volt receptacle for laundry equipment present: Yes
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
46) Repair/Replace, Evaluate - Water was leaking from the master bathroom tub faucet and was exiting the surround and getting behind the tub. The subfloor was wet in this area visible from the crawl space side. Moisture content was measured with a meter and was elevated in this area. Recommend that a qualified plumber make repairs to stop the water penetration. The client should also consider hiring a remediation professional to ensure there is no damage or fungal growth resulting from the leak.
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Photo 46-1 Water leaking from the back of the master tub faucet.
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Photo 46-2 Water exiting the master bath tub at two locations.
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Photo 46-3 Elevated moisture content measured under the master bathroom.
47) Repair/Replace - The shower head in the full bathroom was positioned so it sprayed toward the open section of the shower enclosure. Normally, the head is positioned so that it sprays on one side of the enclosure making it easier to keep water inside. Recommend that a qualified plumber move the shower head so water stays inside the enclosure.
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Photo 47-1 Non-typical shower head placement.
Interior, Doors and Windows
Table of contents
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Metal, Fiberglass or vinyl
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Multi-pane
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Laminate
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
48) Safety, Repair/Replace - The risers for the interior stairs varied in height and pose a fall or trip hazard. Risers within the same flight of stairs should vary by no more than 3/8 inch. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.
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Photo 48-1 Riser heights varied.
49) Repair/Replace - The side exterior door was rubbing the carpet and very difficult to operate. The carpet was wearing also due to the low door installation. Recommend that a qualified person repair as necessary.
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Photo 49-1 Side door rubbing the carpet.
50) Repair/Replace - Some of the ceilings pictured below had substandard repairs. The owner should be questioned about the need for the repairs. Recommend that a qualified person make additional repair as necessary for cosmetic reasons.
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Photo 50-1 Drywall repairs needed in the right side bedroom closet.
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Photo 50-2 Substansre ceiling repairs at the front door.
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Photo 50-3 Substandard ceiling repairs in the master bedroom.
51) Repair/Replace - A section of weatherstripping was missing from the side exterior door. Weatherstripping helps reduce the loss of conditioned air and increases energy efficiency. Recommend that weatherstripping be installed by a qualified professional.
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Photo 51-1 Some weatherstripping missing, side door..
52) Repair/Replace - Some of the doors were damaged or missing components. See pictures for specific locations. Recommend that a qualified person replace or repair doors as necessary.
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Photo 52-1 Furnace door damaged.
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Photo 52-2 Master bathroom door damaged.
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Photo 52-3 Door hardware missing, side door.
53) Repair/Replace - Flooring installation was substandard in many areas. Gaps were visible at many of the door jambs and the subfloor was visible. Shoe trim was missing at some areas pictured below. This suggests that someone other than a flooring professional made the installation. Recommend that a qualified flooring professional check the entire floor and make repairs/replacements as necessary.
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Photo 53-1 Shoe trim missing near the exterior door.
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Photo 53-2 Shoe trim missing near the exterior door.
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Photo 53-3 Flooring cut short at many door jambs.
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Photo 53-4 Flooring cut short at many door jambs.
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Photo 53-5 Flooring cut short at many door jambs.
54) Repair/Replace - One of the front bay window panes had been replaced with plexiglass. Although serviceable, the client may wish to have this replaced with regular glass.
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Photo 54-1 Plexiglass installed here.
55) Comment - Screens were missing from some windows. These windows may not provide ventilation during months when insects are active. Recommend that screens be installed on the windows were missing.
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Photo 55-1 Screens missing from many windows.

Property of Meridian Builders of NC, Inc. and listed client.