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Profile Home Inspections
76 Parker Dr 
Maggie Valley NC 28751-8827
Inspector: Dawson Spano
Inspector's email:
Inspector's phone: (828) 734-4482
NCHILB #3408
NC General Contractor # 57132


Client(s):  James Rubendall
Property address:  423 Locust Grove Dr
Waynesville, NC 28785
Inspection date:  Wednesday, January 14, 2015

This report published on Tuesday, March 19, 2019 11:24:02 AM EDT

This report is the exclusive property of Profile Home Inspections and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited. 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 promptly 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 attorney. The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability (safety) of the dwelling, any major defects, items requiring repair or replacement, items that warrant further investigation by a specialist , items requiring subsequent observation and general comments. This report has been prepared in accordance with North Carolina General Statute 143, Article 9F and Administrative Code Title 11, Chapter 8.
Dawson Spano, Inspector

Concerns are shown and sorted according to these types:
SafetyPoses a safety hazard
Repair or ReplaceRecommend repairing or replacing
Maintain or RepairRecommend repair and/or maintenance
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
MonitorRecommend monitoring in the future
CommentFor your information

1.2 Summary of the Summary, General Observations
5) Comment - This section is seen as the Summary of the Summary or better known as the SOS. It is written in plain language and has no pictures or sections. It is intended to quickly sum up the general condition of the property good and bad. It does not take the place of the summary so you must read all of the report to be completely informed.
6) Comment - The following safety or functional items should be addressed:
  • Seal chimney rock to siding gap
  • Add gutter and yard drains to back roof
  • Consult with a professional engineer for roof beam solutions
  • Repair hot water tank mounting
  • Repair all electrical issues (kitchen/bath GFCI, outdoor GFCI, reverse polarity, double neutral etc.)
  • Add handrails to basement stairs

2.0 Structural Components .1106
7) Comment - All structural components were inspected. There were some structural issues. Please see the detailed component inspection section

2.1 Foundation and Footings
8) Evaluate - Moderate cracks (1/8 inch - 3/4 inch) were found in the foundation. This may be a structural concern or an indication that settlement is ongoing. Ask owner for history details. The client should consider hiring qualified contractors and/or engineers as necessary for further evaluation. It appears that this is not a recent event. However monitor and/or consider contractors such as:
  • Foundation repair contractors who may prescribe repairs, and will give cost estimates for such repairs
  • Geotechnical engineers who attempt to determine if settlement is ongoing, and the cause of the settlement
  • Structural engineers who determine if repairs are necessary, and prescribe those repairs
At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.
Photo 8-1 
Photo 8-2 
Photo 8-3 
Photo 8-4 This is the same crack seen from inside the garage area

2.3 Basement
10) Repair or Replace, Evaluate - One or more adjustable steel columns were found. Some adjustable steel columns are rated for permanent use, but some are not. Based on the inspector's observations, columns in this building may not be rated for permanent use and may pose a safety risk for collapse. Recommend that a qualified contractor familiar with regulations surrounding use of such columns evaluate and repair if necessary, and per standard building practices.

See note in garage section.
Photo 10-1 

2.5 Roof and Attic(s) Structures
14) Evaluate - Main roof support beam in the living room is failing from what appears to be adhesive failure, possibly from water during construction, not lumber failure. During the 80's these beams where constructed using a dry-use only Casein adhesive. Inspection of these beams did not provide a manufacturer mark and could possibly be custom made. This is not a recent condition but if left unresolved could result in a roof collapse. Consider consulting with a professional engineer for solutions.
Photo 14-1 This photograph does not really show the large deflection in this beam.
Photo 14-2 

3.0 Exterior Components .1107
16) Repair or Replace - This window sill has evidence of decay. The soil is too close and the roof overhead has no gutter. Repair as necessary.
Photo 16-1 
Photo 16-2 
17) Maintain or Repair - One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.
Photo 17-1 Closeup shows exposed foam insulation
Photo 17-2 

4.0 Roofing .1108
25) Repair or Replace - Extensions such as splash blocks or drain pipes for one or more downspouts were missing (sun room). 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.
26) Maintain or Repair - The roof over main level bath has no gutter. Rainwater can come in contact and accumulate around the building exterior or the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair install a gutter and drain system as necessary so rainwater drains away from the structure.
Photo 26-1 No yard drain
Photo 26-2 This roof need a gutter and yard drain extension pipe.
Photo 26-3 This is a low area near the main level bath

5.1 Water Heater
33) Maintain or Repair - Upper water heater mounting bracket is loose. Repair as soon as possible.
Photo 33-1 

6.0 Electrical System .1110
37) Safety, Repair or Replace, Evaluate - One or more electric receptacles (outlets) at the kitchen, bathroom(s), garage and/or exterior 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. If you see the inspector pressing the trip button on the tester and the the lights remain on, it is not protected. 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:

No outdoor receptacles were GFCI protected. Also consider protecting all basement receptacles.
Photo 37-1 
Photo 37-2 This GFCI outlet did not function
Photo 37-3 
38) Safety, Repair or Replace - This receptacle had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Recommend that a qualified electrician repair as necessary. For more information, visit:
Photo 38-1 
39) Safety, Maintain or Repair - Neutral wires were doubled or bundled together under the same lug on the neutral bus bar in panel(s) #A. This is a potential safety hazard in the event that one of the circuits needs to be isolated during servicing. For one neutral to be disconnected, other neutrals from energized circuits sharing the same lug will be loosened. Power surges may result on the energized circuits and result in damage or fire. Also, multiple wires under the same lug may not be secure, resulting in loose wires, arcing, sparks and fire. Recommend that a qualified electrician repair per standard building practices. For more information, visit:
Photo 39-1 

7.0 Heating and Air Condition .1111, .1112
44) Comment - 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.

8.0 Interiors, Doors and Windows .1113
53) Safety, Repair or Replace - No handrails leading to basement.
Photo 53-1 
54) Maintain or Repair - This hand had no "returns" installed, where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a safety hazard but may not have been required at time of construction. Recommend that a qualified person install returns for safety per standard building practices.
Photo 54-1 

11.0 Garage or Carport
57) Repair or Replace - The door between the garage and the house did not appear to be fire resistant, or the inspector was unable to verify that it was via a label. This is a potential safety hazard. House to garage doors, to prevent fire and fumes from spreading from the garage into interior living space, should be constructed of fire-resistant materials. Doors, generally considered to be suitable for the purpose, are solid core wood, steel, honeycomb steel or a door that has been factory labeled as fire rated. Recommend that a qualified contractor replace or repair the door and, at that time, make any other corrections that might be required to provide suitable fire resistance between the garage and the dwelling per standard building practices. For more information, visit:
58) Maintain or Repair - Garage entrance door hardware is loose. Repair as necessary.
Photo 58-1