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Pandacon, Llc.

Website: http://pandaconsafety.com/
Email: bcollins@pandaconsafety.com
Phone: (864) 723-3498
412 Brock St 
Central SC 29630-9287
Inspector: Ben Collins

 

Property Inspection Report

Client(s):  Michael Aguilar
Property address:  12 Redmont Ct
Simpsonville, SC 29680
Inspection date:  Saturday, March 17, 2018

This report published on Friday, March 23, 2018 7:49:48 PM EDT

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.The resale of this report by any party other than the inspection company is prohibited.
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a safety hazard
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor 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
Roof
Attic and Roof Structure
Garage or Carport
Electrical
Plumbing and Gas
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors, Windows
Thermal Imaging

View summary


General Information
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Report number: 03172018
Time started: 3:00pm
Time finished: 6:00pm
Present during inspection: Inspector Only
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Warm
Inspection fee: $600 including thermal imaging and radon testing
Payment method: Invoiced
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: New
Source for main building age: Property owner
Occupied: No

1) The natural gas was not turned on to the appliances during the inspection. The inspector operates only "normal" controls such as thermostats, stove burner knobs, and on/off switches, and does not operate gas shut-off valves or activate pilot lights. As a result, items such as but not limited to the gas supply system, gas-fired water heater(s), gas-fired forced air furnace(s), gas fireplace(s), stove(s), and range(s) weren't fully evaluated. The inspector was unable to test for gas leaks. Recommend that a qualified person make a full evaluation of the gas supply system and gas-fired appliances after the gas supply is turned back on. Any problems that are found after this evaluation should be repaired by a qualified contractor.
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2) The client should be aware that a break-in period occurs during the first year or two after a building is constructed. Some amount of settlement and shrinkage is inevitable as temperature and humidity varies during the seasons. Systems may need adjustment or repair after experiencing constant, prolonged and/or heavy usage. Overall performance of the building exterior has not yet been tested by a wide variety of weather conditions.

Also, it is beyond the scope of this inspection to determine if all permits have been approved or signed off. Consult with the builder and/or municipality to determine if all necessary permits have been approved.

Grounds
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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; retaining walls; 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; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level
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 deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Open
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Concrete

3) The final grade is less than 6 inches from the siding in several areas. This requirement helps to prevent termite intrusion and water damage. Recommend reworking the area but, maintaining the minimum slope away from the home.
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4) The exterior grade around the perimeter of the home and back yard appear to have marginal slope away from the home for water to drain away. An area has been disrupted near the front that needs to be fully repaired and sodded again.
Recommend asking the builder to verify by elevation that the slopes are a minimum of 6 inches within the first ten ft away from the building and that standing water will not be present after a rain.
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Exterior and Foundation
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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.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Cement fiber
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade
Footing material (under foundation stem wall): Poured in place concrete

5) Exhaust vents on the eaves of the back of the home are not completed.
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6) Clearances between the cement fiber siding and were too small. Moisture can penetrate and damage the siding as a result, and the manufacturer's warranty can be voided. Normally, minimum clearances below the bottom of cement fiber siding and trim include:
  • 6 inches to the finished grade below
  • 2 inches to paths, steps, driveways or deck surfaces below
  • 2 inches to roof surfaces below
  • 1/4 inch to horizontal flashing below, with no caulk applied
Recommend that a qualified contractor repair per the siding/trim manufacturer's specifications. For more information, visit:
http://www.reporthost.com/?HARDIPLANK
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7) The top of the meter base is not sealed or flashed properly. The house wrap is exposed underneath. Even if the top of the trim is flashed, it does not protect this gap. It is important to remember that if is is only sealed with caulk, that caulk breaks down over time and must be maintained.
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8) Most of the siding penetrations appear to be flashed and sealed properly. But, several need additional sealing in the upper corners between the edge of the flashing and the siding. There is a week spot here that is not covered and water can enter.
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9) A piece of vinyl was missing from the porch ceiling.
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Roof
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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. 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. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). 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 perform adequately or are leak-free.
Roof inspection method: Partially traversed, Viewed from windows
Condition of roof surface material:
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

10) At the front of the home where different roofs come together, a small portion fo the roof was built where composition shingles were installed on a slope with less than 3/12 (3 inches rise for every 12 inches run). Such low-slope shingle installations are prone to leaks due to the slow rate at which water runs off the shingles. Roof decking can also be prone to sagging, and the roof structure may have a reduced load capacity for snow. Most shingle manufacturers won't warranty shingles if installed on a roof with a slope less than 3/12 unless specific measures are taken with the underlayment. Recommend asking the contractor how this area was built.
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11) Some shingles appeared to have been nailed through. This is often done for walk board during roofing and siding installation. Most manufacturers require shingled areas that have been fully punctured through all layers to be replaced, not just filled with sealant as we have here. Recommend reviewing the manufacturers specifications for this particular product.
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12)   The shingle overhang is slightly excessive in some areas. Most shingle manufacturers require this to be between 1/2 inch- 3/4 inch. Recommend trimming to meet this requirement.
This requirement helps to prevent long shingles from being lifted and damaged by high winds.
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Attic and Roof Structure
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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.
Attic inspection method: Partially 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

13) One or more attic access hatches or doors were not insulated, or had substandard insulation. Recommend installing insulation as necessary and per current standards at hatches or doors for better energy efficiency.
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14) Some insulation has been compromised by a roll of carpet being laid on top of the ceiling.
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Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
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): Required repair, replacement and/or evaluation (see comments below)
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable

15) One or more garage vehicle doors were unable to open or close. A opener button did not appear to be visible. The garage door operation was not tested.
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Electrical
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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.
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): 200
System ground: Not determined, not readily apparent
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Garage
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: non-metallic sheathed
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: Yes

16) One or more electric receptacles at the kitchen had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
http://www.reporthost.com/?GFCI
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17) One or more modern, 3-slot electric receptacles were found with an open ground in the breakfast area. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a qualified electrician repair as necessary so all receptacles are grounded per standard building practices.
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18) One or more electric receptacles appeared to have no power, (water heater). If necessary, recommend that a qualified electrician evaluate and repair.
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19) The service outlet at the air conditioner did not operate properly when tested.
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20) The island receptacles appeared to be on the same circuit as the dishwasher and disposal. The kitchen countertop outlets are required to be dedicated circuits. Many manufacturers of dishwashers also require a dedicated circuit. Recommend further evaluation and repair if necessary.

21) Circuit breaker #18 is labeled as downstairs bath gfci. But, all bathroom receptacles appear to be on this circuit. Code requires on circuit for bathroom receptacles. But, sometimes multiple circuits give better service for multiple bathrooms depending on use.
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22) Circuit #15 is listed as mudroom/ garage but, it does not control the garage receptacles.
Recommend an evaluation of all circuit labeling.

23)   A receptacle in the master bedroom that is turned upside was noted. These are usually indicative of a switched receptacle. However, it remained powered when all the switches were flipped. Recommend evaluation to determine if this is supposed to be switched.
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Plumbing and Gas
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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.
Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water shut-off: Garage
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
Sump pump installed: No
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter

24) Insulation for one or more water supply pipes in the basement was missing. Recommend replacing or installing insulation on pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.

At the top of the water heater.
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Water Heater
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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.
Condition of water heater: Required repair, replacement and/or evaluation (see comments below)
Type: Tank
Energy source: Natural gas
Estimated age: New
Temperature-pressure relief valve installed: Yes
Location of water heater: Garage

25) The pressure relief tank is only supported by the piping it is installed with. Recommend additional support or strapping to keep the pipe from being damaged when the tank fails and fills with water.
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26) The water heater's local gas shut-off was off. The water heater and hot water supply system (e.g. faucets, controls) were not fully evaluated because of this. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the water heater is operable. Note that per the standards of practice for various professional home inspection organizations, the inspector does not operate shut-off valves, pilot lights or over-current protection devices, or any controls other than "normal controls."

Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate 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. 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. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: New
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Electric, Natural gas
Location of forced air furnace: Attic
Condition of furnace filters: Appeared serviceable
Condition of forced air ducts and registers: Appeared serviceable
Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below)
Cooling system and/or heat pump fuel type: Electric

27) Although the home was cool upon arrival the heat pump or air conditioning condensing unit did not respond to normal controls (thermostat) for further testing. The inspector was only able to perform a limited evaluation.

28) The attic air handler is set in a drain pan that helps to prevent damage to the finished area in case of a clogged drain. The pan is required to be 2 inches wider than the unit on all sides. It does not meet this requirement on the front.
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29) The condensate drain line in the attic does not have positive drainage for the entire length. It has a belly in the run.
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30) Insulation was mission form portions of the line set between the air handler and the condensing unit outside. This can reduce efficiency.
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Attic.

31) The gas or oil-fired forced air furnace appeared to have been serviced 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. For more information visit:
http://www.reporthost.com/?ANFURINSP

Fireplaces, Stoves, Chimneys and Flues
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of gas-fired fireplaces or stoves: Required repair, replacement and/or evaluation (see comments below)

32) The gas fireplace or stove was not fully evaluated because the pilot light was off or a lighting procedure was required. The inspector only operates normal controls (e.g. on/off switch or thermostat) and does not light pilot lights or operate gas shut-off valves. Recommend that the client 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.

Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, 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, and does not determine the adequacy of operation 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.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Required repair, replacement and/or evaluation (see comments below)
Condition of dishwasher: Appeared serviceable
Condition of ranges, cooktops and/or ovens: Required repair, replacement and/or evaluation (see comments below)
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Required repair, replacement and/or evaluation (see comments below)

33) Electrical wiring for the under-sink food disposal was incomplete.
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34) The range could tip forward. An anti-tip bracket was installed but was not engaged. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard.
Please see the label on the inside of the range door for the specific requirement.
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35) No exhaust hood, ceiling or wall-mounted exhaust fan or downdraft exhaust system was found for the cook top or range. This appeared to be incomplete.
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36) An opening was noted under the kitchen sink. Recommend repair to prevent draft stopping and rodent entry.
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37) The refrigerator had water inside on the shelves. Something appears to be leaking. Recommend repair to prevent damage to surrounding furnishings or damage to the refrigerator.
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38)   The dishwasher could not be tested because it still has packaging inside.
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Bathrooms, Laundry and Sinks
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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.
Location #A: Full bath, Master bath, second floor
Location #B: Full bath, second floor
Location #C: Full 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 and laundry ventilation type: Central exhaust fan
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

39) A piece of loose tub trim was noted in the downstairs bathroom.
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40) A window is provided in the master bath. The window does not appear to be trimmed with water resistant materials and the sill does not slope back towards the shower for drainage. The inspector is concerned that this will suffer water damage from exposure to high humidity and splash up. Recommend reevaluation and replacing with material that will not be damaged by water that that will drain back to shower.
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41) Caulk around the base of the toilet at location(s) #A, B and C was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
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42) The trim ring was missing at the washer connections.
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Interior, Doors, Windows
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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, or in equipment; 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.
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Condition of interior doors: 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: Required repairs, replacement and/or evaluation (see comments below)
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Vinyl, linoleum or marmoleum

43) One or more exterior doors were difficult to open or close and/or were sticking. Recommend that a qualified person repair as necessary.

Back door to porch.
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44) The inspector was not able to remove the screens with normal effort and was concerned about breaking them trying to remove them. Concerned that maybe they are installed upside down. Labeling is upside down and pull rings are usually on the bottom.
Recommend having the builder verify and educate the buyer on how to operate the windows including the screen.
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45) One or more walls, ceilings and/or trim had substandard repairs, or incomplete repairs and/or etc.. Recommend that a qualified person repair as necessary.

Some of these items are cosmetic only and should be discussed with the builder.
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46) The floor covering appears to be a high quality vinyl plank. Some types of this flooring can be affected by installing the planks too tightly at the end joints. This can cause a slight hump at the joints. The humps can get larger during temperature changes as the product swells and contracts.
In this case the inspector detected a very slight hump in some of the flooring joints. (difficult to catch in a picture)
Recommend having the builder inspect and verify proper installation and agree to terms between the two parties if humps develop that are unsatisfactory to the buyer.

47)   The handrail for the stairs has a spot where the clearance on the edge is less than the 1 and 1/2 inches required by code. This is at some intersecting trim. The required clearance is to make sure there is room for a hand to grasp the rail.
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Thermal Imaging
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48)
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No concerns. The red shown in the upstairs is related to sun exposure and heat rising on the interior.
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No concerns.
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No concerns. Red on siding is related to light exposure and heat rising to the upstairs.
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This wall is the side of the garage. The rectangular area on the right is the electrical panel on the inside of the wall. No concerns. The other red on siding is related to light exposure and heat rising to the upstairs.
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Garage side of home. Arrows above show areas that may be where walls intersect. Sometimes these areas do not get the same level of insulation.
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The area on the back side of the fireplace appears to be a hole in the thermal envelope. However, sometimes the thermal envelope can be put on the inside wall at the face of the fireplace if approved by the building official. This may also mean the the ceiling over the fireplace and the side wall are insulated. Recommend reviewing this issue with the builder and asking for evidence of a complete thermal envelope.
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See previous comments about the back side of the chimney and the intersecting walls on the 2nd level.
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Arrows above show areas that may be where walls intersect. Sometimes these areas do not get the same level of insulation.
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Inside garage wall.
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Inside garage wall. Red at the top is from water heater.
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Inside garage wall.
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Front entry. No issues.
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Front, lower level. No issue.
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Front of home. Red on siding is related to light exposure and heat rising to the upstairs.
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Front of home. Red on siding is related to light exposure and heat rising to the upstairs.
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Small red square is a window. Red on upper siding is related to light exposure and heat rising to the upstairs. No issues.

49) On the day of inspection, the temperatures were not conducive to good thermal imaging inspections. The temperatures need to be approx. 18 degrees different from the inside to the outside for best results. The interior temperature was elevated to more than 18 degrees above the outside temperatures for the imaging.

50) Thermal imaging is the use of a high quality infrared camera to scan the building for signs of issues that may be hidden to the naked eye.
The camera produces images that show color to reflect variations in temperatures.
To fully interpret the images, one must have a good understanding of building principles how different systems are integrated.
All color variations in the images are not problems or deficiencies. Some variations are related to direct sunlight, shading, recent rain, heating, cooling, lighting and window glare among others. See the inspectors notes at each picture for details.

Thank you for choosing Pandacon for your home inspection!