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Property Inspection Report
||John and Jane Smith
||123 Main Street
Your Town, NC 55555
||Wednesday, March 18, 2015
This report published on Sunday, March 22, 2015 7:27:35 PM ADT
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.
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:
|Safety||Poses a safety hazard|
|Repair/Replace||Recommend repairing or replacing|
|Repair/Maintain||Recommend repair and/or maintenance|
|Minor Defect||Correction likely involves only a minor expense|
|Maintain||Recommend ongoing maintenance|
|Evaluate||Recommend evaluation by a specialist|
|Monitor||Recommend monitoring in the future|
|Inspected||Item or component is in serviceable condition|
|Comment||For your information|
Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp
1:00Client present for discussion at end of inspection:
NoWeather conditions during inspection:
Dry (no rain)Temperature during inspection:
One houseAge of main building:
1996Source for main building age:
Inspector's estimateMain entrance faces:
Minor slopeCondition of driveway:
Appeared serviceableDriveway material:
Poured in place concreteCondition of sidewalks and/or patios:
Appeared serviceableSidewalk material:
Poured in place concreteCondition of deck, patio and/or porch covers:
Appeared serviceableDeck, patio, porch cover material and type:
OpenCondition of decks, porches and/or balconies:
Required repairs, replacement and/or evaluation (see comments below)Deck, porch and/or balcony material:
Wood, ConcreteCondition of stairs, handrails and guardrails:
Appeared serviceableExterior stair material:
1) Repair/Replace, Evaluate
Fungal rot was found in one decking board on the back deck. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.
One decking board on the back deck is rotting.
Wooden deck surfaces and railings were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used.
The back deck needs to be cleaned and preserved.
Exterior and Foundation
Condition of wall exterior covering:
Required repairs, replacement and/or evaluation (see comments below)Apparent wall structure:
Wood frameWall covering:
Wood fiber, Brick veneer, Synthetic trim boardsCondition of foundation and footings:
Appeared serviceableApparent foundation type:
Crawl spaceFoundation/stem wall material:
Concrete blockFooting material (under foundation stem wall):
Poured in place concrete
3) Repair/Maintain, Evaluate
This property was clad with composition wood-fiber siding. Various manufacturers (e.g. Louisiana Pacific, Weyerhaeuser and Masonite) have produced this type of siding, which is made from oriented strand board (OSB) or "hardboard." It is prone to deteriorate and/or fail prematurely due to moisture penetration, especially when the paint coating is substandard or has not been maintained. Failure is typically visible in the form of swelling, cracking, buckling, wafer pops, delamination and fungal growth.
Some areas of siding on this structure showed symptoms described above and need replacement and/or maintenance.
Recommend that a qualified contractor evaluate and replace siding as necessary, and/or seal and repaint as necessary. Repairs should be made per the siding and/or sealant manufacturer's installation instructions, and per standard building practices.
Wood fiber siding was installed on areas of the property. This siding needs to be maintained to ensure premature deterioration.
The paint finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture, especially the wood fiber siding on this property. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
Paint was failing on the gable end vents.
Paint on the rear of the property is fading.
Paint is failing on the back deck railings and adjacent siding.
Paint on the vent is failing.
Paint on the side gable vent was failing.
Caulk was deteriorated in some areas. For example, at siding butt joints. Some repairs to several butt joints have been attempted. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used or siding should be replaced.
Several siding joints have been caulked and painted on the side of the property.
A siding joint near the electrical panel needs to be repaired.
Crawl space inspection method:
TraversedCondition of floor substructure above crawl space:
Appeared serviceablePier or support post material:
Concrete blockBeam material:
Solid woodFloor structure:
Solid wood joistsCondition of insulation underneath floor above:
Required repairs, replacement and/or evaluation (see comments below)Insulation material underneath floor above:
Fiberglass roll or battCondition of vapor barrier:
Required repairs, replacement and/or evaluation (see comments below)Vapor barrier present:
Yes, PartialCondition of crawl space ventilation:
Appeared serviceableVentilation type:
Two crawl space vents were below grade on the front of the property and no wells were installed. Vent wells should be installed when vents are at or near grade to prevent debris from blocking vents and/or water from entering vents. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person install vent wells per standard building practices.
Vent wells were missing from the front of the property.
Some sections of under-floor insulation above the crawl space have fallen down. This may result in reduced energy efficiency. Recommend that a qualified person install or replace insulation as necessary.
Some insulation had fallen down in a few places in the crawl space.
The vapor barrier in some areas of the crawl space was loose or askew. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms. 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 person replace or repair the vapor barrier where necessary and per standard building practices.
The vapor barrier was shifted in many areas of the crawl space.
Roof inspection method:
TraversedCondition of roof surface material:
Appeared serviceableRoof surface material:
Asphalt or fiberglass composition shinglesRoof type:
GableApparent number of layers of roof surface material:
OneCondition of exposed flashings:
Appeared serviceableCondition of gutters, downspouts and extensions:
Extensions such as splash blocks or drain pipes for two 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.
Drain lines or splash blocks were missing from two downspouts.
Attic and Roof Structure
Attic inspection method:
TraversedCondition of roof structure:
Appeared serviceableRoof structure type:
TrussesCondition of insulation in attic (ceiling, skylight chase, etc.):
Appeared serviceableCeiling insulation material:
Fiberglass loose fillApproximate attic insulation R value (may vary in areas):
R-30Condition of roof ventilation:
Appeared serviceableRoof ventilation type:
Ridge vent(s), Gable end vents, Open soffit vents
Garage or Carport
Attached, GarageCondition of door between garage and house:
Appeared serviceableType of door between garage and house:
MetalCondition of garage vehicle door(s):
Appeared ServiceableType of garage vehicle door:
SectionalNumber of vehicle doors:
1Condition of automatic opener(s):
Required repair, replacement and/or evaluation (see comments below)Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing):
YesCondition of garage floor:
Appeared serviceableCondition of garage interior:
Appeared serviceableGarage ventilation:
10) Repair/Replace, Evaluate
The automatic door opener did not want to operate properly. The inspector has to press the control button a few time for the door to close. Recommend that a qualified contractor evaluate and repair or replace the opener as necessary.
The automatic garage door opener malfunctioned a few times and may need adjusting.
Electric service condition:
Appeared serviceablePrimary service type:
UndergroundService voltage (volts):
120-240Estimated service amperage:
Not determined (components inaccessible or obscured)Primary service overload protection type:
Circuit breakersService entrance conductor material:
Stranded aluminumMain disconnect rating (amps):
Not applicable, no single main disconnectSystem ground:
Ground rod(s) in soilCondition of main service panel:
Required repair, replacement and/or evaluation (see comments below)Condition of sub-panel(s):
Appeared serviceableLocation of main service panel #A:
Building exteriorLocation of sub-panel #B:
GarageLocation of main disconnect:
At main disconnect panel outside. Four breaker need to be pulled to kill power.Condition of branch circuit wiring:
ServiceableBranch circuit wiring type:
Non-metallic sheathedSolid strand aluminum branch circuit wiring present:
None visibleSmoke alarms installed:
Yes, but some repairs were needed.Carbon monoxide alarms installed:
No, recommend install
11) Safety, Repair/Replace
An outlet or the box in which it was installed was loose in the living room. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
An outlet was loose in the living area.
12) Safety, Repair/Replace
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. Newer smoke alarms do better, and 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. Smoke alarms were missing from bedrooms. Additional smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms and in each bedroom.
13) Safety, Repair/Maintain
A cover plate for an outlet in the foyer area was missing. The plate is intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
Cover plate for an outlet was missing in the foyer.
14) Safety, Repair/Maintain
No carbon monoxide alarms were visible. This is a potential safety hazard. 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.
Covers for light fixtures in the garage were missing. Recommend replacing as necessary to avoid exposed bulbs.
Protective covers were missing from light fixtures in the garage.
16) Repair/Maintain, Evaluate
The legend for circuit breakers in the main electrical 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.
The legend for breakers in the main panel was incomplete.
Bulbs were missing from the light over the kitchen sink. The light fixture couldn't be fully evaluated. If replacement bulbs are inoperable, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
The light fixture above the sink was missing a bulb.
18) Inspected, Comment
The electrical panels appeared to be properly installed. Here are pictures of the panels with their covers removed.
View of the main electrical panel with the cover removed.
View of the subpanel in the garage with the cover removed.
Plumbing / Fuel Systems
Condition of service and main line:
Appeared serviceableWater service:
PublicLocation of main water shut-off:
Front Bedroom ClosetCondition of supply lines:
Required repair, replacement and/or evaluation (see comments below)Supply pipe material:
PolybutyleneCondition of drain pipes:
Appeared serviceableDrain pipe material:
PlasticCondition of waste lines:
Appeared serviceableWaste pipe material:
PlasticVent pipe condition:
Appeared serviceableVent pipe material:
PlasticSump pump installed:
None visibleSewage ejector pump installed:
19) 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.
20) Evaluate, Comment
Polybutylene plumbing supply lines (PB) are installed in this house. PB was used as water distribution piping in many homes built from the mid 1980?s until the mid 1990?s. The piping and associated fittings have had a failure rate and subsequent leakage sufficient to have been the subject of several nationwide class action lawsuits. Copper and brass fittings used in later years seem to have reduced the failure rate, but the piping may still fail due to problems with poor installation, improper handling, or chemical reaction with the water supply.You may wish to have the plumbing system evaluated by a licensed plumbing contractor.
PB supply piping was used throughout the property.
PB supply piping was used throughout the property.
Location of the main shut off valve was located. It was located in the front bedroom closet.
The main water shut off was found in the front bedroom closet.
Condition of water heater:
ElectricityCapacity (in gallons):
40Location of water heater:
GarageHot water temperature tested:
YesWater temperature (degrees Fahrenheit):
22) Safety, Repair/Replace
Wiring for the water heater's power supply was exposed and subject to damage. Standard building practices call for non-metallic sheathed wiring to be protected with BX armored conduit to prevent damage. This is a potential safety hazard for shock. Recommend that a qualified contractor repair per standard building practices.
Wiring for the hot water heater was exposed.
The water heater was inspected and seems to be working properly at time of inspection.
The hot water heater was manufactured in 2002 and holds 40 gallons of hot water.
Heating, Ventilation and Air Condition (HVAC)
General heating system type(s):
Forced airGeneral heating distribution type(s):
Ducts and registersCondition of forced air heating/(cooling) system:
Appeared serviceableEstimated age of forced air furnace:
1995Condition of furnace filters:
Appeared serviceableLocation for forced air filter(s):
Behind return air grill(s)Condition of forced air ducts and registers:
Appeared serviceableCondition of cooling system and/or heat pump:
Required repair, replacement and/or evaluation (see comments below)Cooling system and/or heat pump fuel type:
Split system, Heat pumpCondition of controls:
24) Repair/Maintain, Evaluate
The last service date of the forced air heating/cooling system appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.
25) Evaluate, Comment
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 estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be near this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
The compressor unit for the HVAC system was manufactured in 1995.
The air handler manufacturing label was faded in the crawl space and the date of manufacture couldn't be determined.
Fireplaces, Stoves, Chimneys and Flues
Condition of wood-burning fireplaces, stoves:
Appeared serviceableWood-burning fireplace type:
Metal pre-fabCondition of chimneys and flues:
Appeared serviceableWood-burning chimney type:
26) Safety, Repair/Maintain, Evaluate
A wood-burning fireplace was found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all wood-burning devices and chimneys, and clean and repair as necessary.
Condition of counters:
Appeared serviceableCondition of cabinets:
Appeared serviceableCondition of sinks and related plumbing:
Appeared serviceableCondition of under-sink food disposal:
Required repair, replacement and/or evaluation (see comments below)Condition of dishwasher:
Appeared serviceableCondition of range, cooktop or oven:
Required repair, replacement and/or evaluation (see comments below)Range, cooktop or oven type:
ElectricCondition of refrigerator:
Appeared serviceableCondition of built-in microwave oven:
27) Safety, Repair/Replace
Electrical wiring for the under-sink food disposal was substandard and a cover plate was missing from a junction box under the sink. Non-metallic sheathed wiring was exposed and subject to damage. The wiring can be damaged by repeated bending or contact with sharp objects. BX-armored conduit should be installed to protect wiring, or a flexible appliance cable should be installed. This is a potential shock hazard. Recommend that a qualified contractor repair per standard building practices and install a cover plate after mounting the junction box permanently.
Wiring for the disposal was exposed and a cover plate was missing from the junction box under the kitchen sink.
The under-sink food disposal was jammed and leaking. A leak was found on the back side of the disposal and repairs appeared to have been attempted unsuccessfully. Recommend that a qualified contractor repair or replace as necessary.
The disposal was jammed at the time of inspection.
The disposal was leaking and repairs have been attempted.
The oven smoked when the bake function was operated. This may indicate a problem with the appliance. Consult with the property owner. If necessary, a qualified person should repair.
The stove smoked when the bake cycle was turned on.
Water damage was found in the cabinet below the sink. Recommend that a qualified contractor repair as necessary after any plumbing leaks have been repaired. If moisture is present then concealed areas should be dried thoroughly.
Water damage to the kitchen sink cabinet was found.
Bathrooms, Laundry and Sinks
Master bathLocation #B:
Full bathLocation #C:
Laundry room/areaCondition of counters:
Appeared serviceableCondition of cabinets:
Appeared serviceableCondition of flooring:
Required repairs, replacement and/or evaluation (see comments below)Condition of sinks and related plumbing:
Appeared serviceableCondition of toilets:
Required repair, replacement and/or evaluation (see comments below)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 serviceableBathroom ventilation type:
with individual exhaust ducts240 volt receptacle for laundry equipment present:
Vinyl flooring in both bathrooms was stained. Paint appeared to have bled through the vinyl flooring. While the floors are serviceable, the client may wish to have them replaced for aesthetic reasons.
What appeared to be orange paint has bled through vinyl flooring in both bathroom.
The bathtub faucet handle in the full bath was leaking when turned on. The shower head in the same bathroom was also leaking when turned on. Recommend that a qualified person repair or replace handles as necessary.
The shower head in the full bath was not working properly at the time of inspection.
Water was leaking from the full bath faucet when turned on.
The toilet fill valve or float mechanism in the master bathroom toilet did not operate properly and was noisy. Recommend that a qualified person repair as necessary.
The float valve in the master bathroom toilet was not working properly.
Interior, Doors and Windows
Condition of exterior entry doors:
Appeared serviceableExterior door material:
MetalCondition of interior doors:
Appeared serviceableCondition of windows and skylights:
Appeared serviceableType(s) of windows:
Wood, Multi-pane, Double-hungCondition of walls and ceilings:
Appeared serviceableWall type or covering:
DrywallCeiling type or covering:
DrywallCondition of flooring:
Appeared serviceableFlooring type or covering:
Carpet, Vinyl, linoleum or marmoleum, Wood or wood products
34) Repair/Replace, Evaluate
Squeaking or creaking noises occur when walking in the hall. This is usually caused by substandard construction practices where the sub-floor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails missed floor joists when installed. In most cases, this is only an annoyance rather than a structural problem. Recommend that a qualified contractor evaluate and repair as necessary.
Squeaks were noticeable in the hallway and subflooring may be loose.
Some of the exterior doors had minor damage. The trim near the glass on the back door was damaged. The wooden trim on the inside and out of the garage door was damaged. Although serviceable, the client may wish to repair or replace such door and trim for appearances' sake.
The back exterior door had some damaged on trim parts near the glass.
Wooden trim around the garage door was damaged.
Wooden trim on the interior of the garage is separated from the door jamb.
Carpeting in the master bedroom had some minor damaged in one spot. Recommend that a qualified contractor replace as necessary.
Carpet had some minor deterioration in one section of the master bedroom.
Some wooden trim in the garage area and weatherstripping on other exterior doors have been damaged by pets in the past. Recommend that the damaged areas be repaired or replaced by a qualified person.
Wooden trim in the garage has been damaged by a pet.
The garage door weatherstripping has been damaged by a pet.
The storm door on the front porch had some minor damage and was missing some components. The tabs that hold the screen in place were missing on one side. Recommend that a qualified person obtain replacement parts and install.
The screen door on the front porch was missing components.
39) 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.
Property of Meridian Builders of NC, Inc. and listed client.