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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

Summary

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

*PLEASE READ THIS STATEMENT*

This summary is not the entire report. The complete report may include additional information of interest or concern to you. It is strongly recommended that you promplty 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.

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


General Information
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.

Grounds
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.
4) Repair/Maintain - One of the corner bricks was missing at the front porch. Recommend that a qualified person repair as necessary.

Exterior and Foundation
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.
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.

Crawl Space
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.
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.
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.
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.
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.
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.

Roof
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.
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.
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.
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.

Attic and Roof Structure
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.
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.
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.
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).

Electric
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.

Plumbing / Fuel Systems
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.
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.

Water Heater
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.

Heating, Ventilation and Air Condition (HVAC)
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.
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.
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.
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.

Bathrooms, Laundry and Sinks
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.
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.

Interior, Doors and Windows
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.
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.
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.
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.
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.
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.
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.