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Meridian Builders of NC, Inc.

Inspector's email:
Inspector's phone: (919) 343-8888
131 Charlotte Ave. 
Suite 101 
Sanford NC 27330
Inspector: Justin Smith
NCHI license # 3256


Property Inspection Report (Sample)

Client(s):  John Smith
Property address:  123 First Street
Sanford, NC 27330
Inspection date:  Tuesday, February 25, 2014

This report published on Tuesday, February 25, 2014 2:12:12 PM AST

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.

NOTICE TO ALL CLIENTS: This report contains technical information that may or may not be readily understandable to the layperson. 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 an issue. This inspection and inspection report complies with the standard of practice set forth by the NC Home Inspection Licensure Board and represents 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, by 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 and report on swimming pools, wells, septic systems, security systems, central vacuum systems, water softeners, sprinkler systems, fire and safety equipment 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 Pre-inspection Agreement signed by the parties.

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.

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
Minor DefectCorrection likely involves only a minor expense
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
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

Table of Contents
General Information
Exterior and Foundation
Attic and Roof Structure
Garage or Carport
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Bathrooms, Laundry and Sinks
Interior, Doors and Windows

General Information
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Report number: 150
Time started: 2:00
Present during inspection: Client consultation at 5:30
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Warm
Payment method: Check
Buildings inspected: One house
Age of main building: 2008
Source for main building age: Municipal records or property listing
Front of building faces: Southeast
Main entrance faces: Southeast
Occupied: No

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Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Concrete

Exterior and Foundation
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Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Vinyl
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade
Foundation/stem wall material: Concrete slab on grade
Footing material (under foundation stem wall): Concrete slab
1) Repair/Replace - Some sections of siding and/or trim were warped, damaged. Recommend that a qualified person repair, replace or install siding or trim as necessary.
Photo 1-1
Siding is damaged on the back of the property beside the door.
Photo 1-2
Siding on the left side of the property is warping.

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Roof inspection method: Viewed from ground with binoculars
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable

Attic and Roof Structure
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Attic inspection method: Traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses
Ceiling structure: Trusses
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass loose fill
Approximate attic insulation R value (may vary in areas): R-30
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Open soffit vents
2) Comment - The inspector located the insulation certificate in the attic. This certificate states the R values of the insulation installed in the property. The property was insulated in 2008 and the attic insulation seems to be in tact at the time of inspection.
Photo 2-1
Insulation certificate observed in the attic states the insulation rating for the attic.

Garage or Carport
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Type: Attached
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Adequate
3) Repair/Replace - The controls for the garage door have been damaged. The control still works if the metal connector is depressed, but the plastic cover is missing. Recommend this control button be replaced.
Photo 3-1
Garage door control is missing a button.

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Electric service condition: Appeared serviceable
Primary service type: Underground
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): Not applicable, no single main disconnect
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Building exterior at the meter base.
Location of sub-panel #B: Garage
Location of main disconnect: At main disconnect panel outside
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Smoke alarms installed: Yes
Carbon monoxide alarms installed: No, recommend install
4) Safety, Repair/Maintain - One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
Photo 4-1
Cover plate is damaged on the exterior back corner of the property.

5) Safety, Repair/Maintain - No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations.
6) Safety, Maintain - Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing.
7) Repair/Replace, Evaluate - The inspector identified some switches that were inoperable or not working properly. There was a 3 way switch in the living room that the inspector could not identify what electrical fixture the switch controlled. Recommend that a licensed electrician evaluate and identify what the switch controls and repair/ replace as necessary.
Photo 7-1
Inspector could not determine what the 3 way switch controlled.

8) Inspected, Comment - The main electrical panel was properly installed. Here are pictures of the main panel and the sub panel with covers removed.
Photo 8-1
View of the main electrical panel with the cover removed.
Photo 8-2
View of the sub panel with the cover removed.

9) Comment - The location of the main electrical cutoff was located in the main panel box on the exterior of the property, just under the meter base. All four breakers need to be pulled to kill the power.
Photo 9-1
Location of the main electrical cut off. All four breakers need to be pulled to cut all power.

Plumbing / Fuel Systems
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Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water shut-off: Closet between kitchen and living room
Condition of supply lines: Appeared serviceable
Supply pipe material: PEX plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Above ground, propane tank
Location of main fuel shut-off valve: At propane tank
10) Comment - Location of the main shut off valve was located. It was located in the crawl space.
Photo 10-1
Main water cut off was located in the closet between the kitchen and the living room. The valve in the middle is a pressure reducing valve.

Water Heater
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Condition of water heater: Required repair, replacement and/or evaluation (see comments below)
Type: Tank
Estimated age: 2008
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Location of water heater: Garage
Hot water temperature tested: Yes
11) Inspected - The water heater was inspected and seems to be working properly at time of second inspection.
Photo 11-1
Water temperature measured 118 degrees at the time of second inspection.
Photo 11-2
Water heater was manufactured in 2008.

Heating, Ventilation and Air Condition (HVAC)
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General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Electric
Location of forced air furnace: Attic
Condition of furnace filters: Required replacement
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Split system
Condition of controls: Appeared serviceable
12) Maintain - Air filters for the heating and/or cooling system were missing at one or more locations where they should have been installed. Indoor air quality will be reduced as a result. Recommend installing good quality filters at intended locations (e.g. in or at the air handler, behind return air grills). Filters should be sized correctly to minimize air gaps.
Photo 12-1
No filter installed in the upstairs air return in the hall.

13) Inspected - The HVAC systems 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 is listed below the picture below with the temperatures observed during time of inspection at supply registers.
Photo 13-1
Electric furnace was manufactured in 2006.
Photo 13-2
Outdoor compressor unit was manufactured in 2008.
Photo 13-3
Supply air during the heating cycle measured 104 degrees.
Photo 13-4
Supply air during the cooling cycle measured 57 degrees.

Fireplaces, Stoves, Chimneys and Flues
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Condition of gas-fired fireplaces or stoves: Appeared serviceable
Gas fireplace or stove type: Metal pre-fab fireplace
Condition of chimneys and flues: Appeared serviceable
Wood-burning chimney type: Metal
Gas-fired flue type: Direct vent
14) Repair/Maintain, Evaluate - One or more gas fireplaces or stoves did not respond to normal controls (e.g. on/off switch, thermostat, remote control) and was not fully evaluated as a result. The pilot light or gas supply may have been turned off, or some other condition may have prevented operation. The inspector only operates normal controls and does not light pilot lights or operate gas shut-off valves. Consult with the property owner, review all documentation for such gas appliances, and familiarize themselves with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.
15) Repair/Maintain - The inspector noted debris on the gas exhaust vent on the back exterior of the property. This is a potential fire hazard. Recommend that the debris be removed.
Photo 15-1
Debris observed on the gas exhaust on the exterior of the property.

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Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable

Bathrooms, Laundry and Sinks
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Location #A: Master bath, second floor
Location #B: Full bath, second floor
Location #C: Half bath, first floor
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: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom ventilation type: with individual exhaust ducts
240 volt receptacle for laundry equipment present: Yes

Interior, Doors and Windows
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Condition of exterior entry doors: Appeared serviceable
Exterior door material: Fiberglass or vinyl
Condition of interior doors: Appeared serviceable
Type(s) of windows: Vinyl
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products
Condition of stairs, handrails and guardrails: Appeared serviceable
16) Repair/Replace - Carpeting in one or more areas was damaged or deteriorated. Recommend that a qualified contractor replace as necessary.
Photo 16-1
Carpet is damaged in the living room.
Photo 16-2
Carpet is damaged in the upstairs back bedroom.

17) Minor Defect - Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
Photo 17-1
Drywall damage in the stairwell.

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