1) This property has no carbon monoxide alarms visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions.

2) One or more front porch balusters are missing and or damaged. This is a safety hazard. Recommend having a qualified contractor further evaluate and make all necessary repairs.

3) Stairs are unsafe due to a non-standard configuration, such as too-high riser heights and/or too-narrow tread depths. Standard building practices call for riser heights not to exceed eight inches and tread depths to be at least nine inches but preferably 11 inches. Riser heights should not vary more than 3/8 inch on a flight of stairs. A qualified contractor should repair or replace stairs so they conform to standard building practices.

4) Failing paint is visible in many areas. Siding is rotted and/or deteriorated in some areas. Paint at the siding is also chalky when touched. Due to the nature of the high maintenance fiber board siding recommend having a qualified painting contractor further evaluate and repaint the entire exterior of the home as necessary.

5) This property is clad with composition wood fiber siding. Many brands of this type of siding by different manufacturers are known to deteriorate and/or fail prematurely due to moisture penetration. Failure is typically visible in the form of swelling, cracking and delamination, especially at the bottom edges. Class action lawsuits have been filed or are being filed against most manufacturers of this material. Some areas of siding on this structure show the symptoms described above and need replacement and/or maintenance to prevent water intrusion. Recommend having a qualified contractor further evaluate and make all necessary repairs.

6) The perimeter grading slopes towards the structure in one or more areas. This can result in water accumulating around the structure's foundation and/or in the crawlspace. Accumulated water was found in the crawlspace. Accumulated water is a conducive condition to wood destroying insects and organisms. Accumulated water can also result in damage to the home. Recommend having a qualified contractor further evaluate and make all necessary repairs.

*Back of home*

7) Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

*Tree or shrub is growing out of house at back of home by hose spigot. A hole is visible behind the electrical panel on the left side of home.*

8) Siding is damaged, loose and/or deteriorated in one or more areas. Water intrusion may occur and could result in damage to the home. Recommend having a qualified contractor further evaluate and make all necessary repairs.

*Left side of home*

9) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

10) Gaps exist by siding and the front steps. No flashing is installed here. Water intrusion may occur and could result in damage to the home. Recommend having a qualified contractor further evaluate and make all necessary repairs.

11) A corner board located at the front of the home is loose. Recommend having a qualified contractor repair to prevent water intrusion.

12) Metal fascia cladding at the front of the home appears to be loose in an area. Little to no overhang exist at shingles in this area. Leaks may occur and could result in damage to the home. Recommend having a qualified contractor further evaluate and make all necessary repairs.

13) One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.

14) One or more outside faucets are missing handles. Recommend installing handles where missing.

*Back of home*

15) Rot and/or deterioration is present by one or more windows. Repairs sould be made to prevent further deterioration and/or water intrusion. Recommend having a qualified contractor further evaluate and make all necessary repairs.

*Window at back of home by deck and window at front of home*

16) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

17) Due to the pitch of the roof the roof was observed from the ground with a zoom camera.

18) One of the vehicle garage doors is inoperable. The cable or belt for the door opener is damaged. Recommend having a qualified contractor further evaluate and make all necessary repairs.

19) The lockset for the back garage entry door is inoperable. Recommend having a qualified contractor repair or replace the lockset.

20) Stains were found in one or more ceiling areas. The stains appear to be old as the roof appears to have been recently replaced.

21) Combustibles such as wood or insulation are in contact with or less than one inch from chimney or gas flue pipes in one or more areas. This is a fire hazard. A qualified contractor should evaluate and make repairs or modifications as necessary so minimum clearances to combustibles are maintained around all chimney and flue pipes as per the manufacturer's specifications.

22) One or more roof trusses were found cut, modified and/or damaged in the attic. The truss in concern is located in the middle of the attic near the landing. Roof trusses that are cut, modified and/or damaged may affect the structural integrity of the roofing system. Recommend further investigation by a truss designer or NC Licensed Structural Engineer to specify the repair and repair as required by a NC Licensed General Contractor or truss manufacturer. Recommend a copy of the repair specifications/certification by the truss designer or structural engineer be provided to the buyer for future reference as will likely be needed.

23) Stains are visible at the wall sheathing at the chimney structure in one or more areas. The stains indicate past water intrusion or leaks. Water intrusion or leaks may result in damage to the home. Recommend having a qualified contractor further evaluate and make all necessary repairs.

24) Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.

25) One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.

One or more wires in the main service panel appear to be undersized for their overcurrent protection devices (circuit breakers or fuses). This is a safety hazard due to the risk of fire. A qualified electrician should evaluate and repair as necessary.

26) Electrical panels with covers removed.

27) No drain line is installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.

28) Corrosion was found on fittings and/or water supply lines for the water heater. Leaks may exist. A qualified plumbing contractor should evaluate and repair as necessary.

29) Water supply pipes in the garage by the water heater are missing insulation in one or more areas. Recommend having a qualified contractor install insulation where missing to help protect pipes from freezing temperatures and for better efficiency.

30) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

*Manufactured in 2011*

31) One or more air supply ducts are broken or disconnected. Increased moisture levels in unconditioned spaces and higher energy costs may result. A qualified contractor should evaluate and make all necessary repairs.

32) Insulation on one or more heating/cooling ducts in unconditioned spaces is damaged and/or deteriorated. This may cause the HVAC system to be less efficient and could result condensation on the ducts. Recommend having a qualified contractor further evaluate and make all necessary repairs.

33) No secondary condensate drain line is installed at the air handler installed in the crawlspace. If the primary drain line were to fail water may cause damage to the unit and/or accumulate in the crawlspace. Recommend having a qualified contractor further evaluate and make all necessary repairs.

34) A breaker for either the downstairs condensing unit or upstairs heat pump was tripped upon arrival. The breaker was reset and tripped again. This likely indicates a problem with the condensing unit or heat pump. Recommend having a qualified contractor further evaluate and make all necessary repairs.

35) The upstairs heat pump did not respond when its controls were operated. The upstairs HVAC system will not heat or cool the home as intended. Recommend having a qualified contractor further evaluate and make all necessary repairs.

36) The downstairs condensing unit did not respond when its controls were operated. The downstairs HVAC system will not cool the home as intended. Recommend having a qualified contractor further evaluate and make all necessary repairs.

37) The condensate drain pipe for the downstairs air handler is broken. Condensate will accumulate in the crawlspace and may result in damage to the home. Recommend having a qualified contractor further evaluate and make all necessary repairs.

38) Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.

39) Stains are visible below the condensate drain pipe in the attic. The stains indicate the pipe condensating. Condensation may result in damage to the home. Recommend having a qualified contractor repair.

40) The last service date of these HVAC systems appear to be more than one year ago. A qualified heating and cooling contractor should inspect, clean, and service these systems, and make repairs. This servicing should be performed annually in the future.

41) The condensate drain for the downstairs air handler appears to be buried in the ground. This may block or restrict the flow of condensate. Condensate may cause damage to the air handler and/or accumulate in the crawlspace. Recommend having a qualified contractor further evaluate and make all necessary repairs. Maintain drain pipe in the future.

42) Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.

43) The estimated useful life for most HVAC units is 15 to 20 years. The downstairs condensing unit appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

*Manufactured in 2002*

44) The estimated useful life for most HVAC units is 15 to 20 years. The upstairs HVAC units appear to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

*Upstairs units manufactured in 1994*

45) The HVAC systems at this home appear to be charged with R-22 refrigerant gas. R-22 refrigerant gas is to be phased out by the year 2020. For more information visit: https://www.epa.gov/ods-phaseout

46) The hydronic air handler for downstairs was manufactured in 2011.

47) The clothes dryer exhaust duct is broken or disconnected in one or more places. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Damage to building components may result. A qualified contractor should evaluate and make permanent repairs as necessary.

48) One or more washer spigots leak from the valve stems when on. Leaks may result in damage to the home. Recommend having a qualified contractor further evaluate and make all necessary repairs.

49) This home has a plumbing supply system that uses polybutylene plastic distribution lines and compression band fittings. Even though this plumbing system was installed in many homes from 1978 until mid-1990’s, it is no longer an approved plumbing system due to a history of material failures. The failures were related to improper installation, improper handling, improper storage, and plastic deterioration due to chemical reactions with the water supply. Due to the nature of this latent defect, it was not possible to adequately assess the condition of the plumbing system during the home inspection. A licensed plumbing contractor should be consulted for a complete evaluation of the plumbing system to determine the significance of this concern.

50) The main water shut off valve is located in the pantry closet.

51) The chimney rain cover or cap is crooked and may be loose. Water intrusion or leaks may occur and could result in damage to the home. Recommend having a qualified contractor further evaluate and make all necessary repairs.

52) Standing water was found in one or more sections of the crawl space. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. A qualified contractor who specializes in drainage issues should evaluate and make all necessary repairs. Typical repairs for preventing water from accumulating in crawl spaces include:

-Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
-Improving perimeter grading
-Repairing, installing or improving underground footing and/or curtain drains

Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, drains and/or sump pump(s) in the crawl space.

***A sump pump is installed in the crawlspace but the installation appears to be substandard as standing water is present.***

53) The vapor barrier in the crawlspace is in poor condition. For example, installed in a substandard way, large areas of exposed soil, cuts or tears in the plastic, significant amounts of sediment on top, etc. The soil in the crawlspace is very damp and may result in high moisture levels. High moisture levels can promote fungi growth and/or result in damage to the home. Recommend having a qualified contractor further evaluate and make all necessary repairs.

54) The subfloor/band joist are stained, wet and damaged at the back of the crawlspace under the back door. The floor structure may not provide the intended support and further damage to the home may occur. Recommend having a qualified contractor further evaluate and make all necessary repairs.

55) One or more crawl space vent screens are missing. Animals such as vermin or pets may enter the crawl space and nest, die and/or leave feces and urine. A qualified contractor should install screens where missing using screen material such as "hardware cloth" with 1/4 inch minimum gaps.

*Left side of crawlspace*

56) One or more moderate cracks (1/8 inch to 3/4 inch) were found in the foundation in the crawlspace by the garage. These may be a structural concern, or an indication that settlement is ongoing. Recommend further evaluation by a qualified contractor and/or engineer. Repair as necessary by a qualified contractor.


***By steps in garage***

57) The under-sink food disposal is inoperable. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.

58) The kitchen sink faucet leaks at the base when turned on. Leaks may result in damage to the home. Recommend having a qualified contractor further evaluate and make all necessary repairs.

59) Stains are visible at the kitchen sink drain. Leaks may exist and could result in damage to the home. Recommend having a qualified contractor further evaluate and make all necessary repairs.

60) One or more sinks are clogged or drain slowly. Drain(s) should be cleared by a qualified plumbing contractor.

61) The microwave surface light is inoperable. Recommend replacing bulb or having repairs made if necessary by a qualified appliance technician.

62) Water damage was found in the shelving or cabinet components below one or more sinks. A qualified contractor should evaluate and make repairs as necessary.

When building components have surface discolorations and decay typical of fungal growths, such as mold, mildew, and wood destroying fungi, the home inspection focuses only on moisture concerns and evidence of wood damage. Health issues related to the presence of mold are beyond the scope of the home inspection. If the client has concerns beyond the scope of the home inspection, a certified professional such as an industrial hygienist should be consulted prior to purchasing the home.

63) Corrosion was found on fittings and/or water supply lines for the dishwasher. Leaks may exist or occur. A qualified plumbing contractor should evaluate and repair as necessary.

64) The refrigerator ice maker is in the "off" position. The inspector was unable to evaluate this component.

65) One or more light fixtures have missing bulbs and could not be fully evaluated. Bulbs may simply need to be installed, or repairs or replacement may be necessary.

66) A leak exist at the half bathroom toilet waste pipe. Stains and damage is visible at the half bathroom vanity. Stains are also visible at the baseboard in the corner of the laundry room by the half bathroom. Damage may exist and/or occur that is not visible to the inspector. Recommend having a qualified contractor further evaluate and make all necessary repairs.

When building components have surface discolorations and decay typical of fungal growths, such as mold, mildew, and wood destroying fungi, the home inspection focuses only on moisture concerns and evidence of wood damage. Health issues related to the presence of mold are beyond the scope of the home inspection. If the client has concerns beyond the scope of the home inspection, a certified professional such as an industrial hygienist should be consulted prior to purchasing the home.

*Mold visible at half bathroom vanity*

67) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

68) One or more exhaust fans is inoperable or provides inadequate air flow. Moisture may accumulate as a result. A qualified contractor should evaluate and replace the fan or make repairs as necessary.

*Guest bathroom*

69) The master bathroom toilet is loose and not adequately attached to the floor. Leaks may occur and could result in damage to the home. Recommend having a qualified contractor further evaluate and make all necessary repairs.

70) One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.

71) When building components have surface discolorations and decay typical of fungal growths, such as mold, mildew, and wood destroying fungi, the home inspection focuses only on moisture concerns and evidence of wood damage. Health issues related to the presence of mold are beyond the scope of the home inspection. If the client has concerns beyond the scope of the home inspection, a certified professional such as an industrial hygienist should be consulted prior to purchasing the home.

*Observed at master bathroom vanity*

72) One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.

73) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA.

74) One or more windows that were built to open, will not open, or open only minimally due to their being painted shut, damaged and/or deteriorated in some way. Windows that do not open pose a safety hazard in the event of a fire. Repairs should be made by a qualified contractor if necessary so windows open fully, and open and close easily.

75) One or more entry doors have deadbolts installed with no handle, and require a key to open them from both sides. This can be a safety hazard in the event of a fire when the key is not available. The door cannot be used as an exit then, causing entrapment. Key-only deadbolts should be replaced with deadbolts that have a handle on the inside on entry doors in rooms with no other adequate egress nearby.

76) Gaps larger than four inches were found in one or more guardrails. This is a safety hazard, especially for small children. A qualified contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.

*Baluster missing*

77) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.

78) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

*Master closet & living room*

79) Seals between double-pane glass in one or more windows appear to have failed based on condensation or stains between the panes of glass. A qualified contractor should evaluate and replace glass where necessary.

The client(s) should be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too.

*Bonus room*

80) Lock mechanisms on one or more windows are missing and/or damaged so that they are inoperable. Repairs should be made by a qualified contractor or service technician so that windows lock and unlock easily.

81) One or more doors will not latch when closed. Repairs should be made as necessary, and by a qualified contractor if necessary. For example, aligning strike plates with latch bolts and/or replacing locksets.

*Master bedroom*

82) A light switch in the bonus room is installed upside down. Have a qualified contractor repair as necessary.

83) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.

*Air handler in attic is located above master bedroom stain*