This report published on Tuesday, March 31, 2020 12:33:38 AM EDT
(KEY DEFINITIONS FROM THE N.C. HOME INSPECTION LICENSURE BOARD)....means a visual, functional, non invasive inspection conducted for a fee or any other consideration & performed with out moving personal property, furniture, equipment, plants, soil, snow, ice, or debris using the mandatory equipment & including the preparation of a home inspection report of the readily accessible elements of the following components of a residential building; structural components, exterior components, roofing system, plumbing system, electrical system, heating system, cooling system, interior components, insulation components & ventilation system, fireplaces & solid fuel burning appliances or any other related residential housing component as determined by the board, in consultation with the committee, by rule but excluding recreational facilities & out buildings other than garages or carports. (ACCESSIBLE) means available for visual inspections without requiring the moving of personal property, dismantling, destructive measures, or any action which will likely involve risk to persons or property. (INSPECT) means to visually examine any readily accessible system or component of a building, including viewing the interior of readily openable access panels, & other operating building systems using normal operating controls in accordance with this subchapter.
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
Major Defect
Correction likely involves a significant expense
Repair/Replace
Recommend repairing or replacing
Repair/Maintain
Recommend repair and/or maintenance
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
Monitor
Recommend monitoring in the future
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 https://www.reporthost.com/glossary.asp
General Information
Report number: 46
Time started: 1pm
Time finished: 330pm
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Sunny
Temperature during inspection: Warm, cloudy.
Inspection fee: 350.00
Payment method: Check
Type of building: Residential
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 34 years old built in 1986.
Source for main building age: Municipal records, realtor
Main entrance faces: Northwest
Occupied: Yes, Furniture and stored items were present
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes call me and I can put you in contact with the proper organizations. Paul 201-264-6294
2) Many areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
Grounds
Limitations: Unless specifically included in the inspection, the following items and any related equipment are excluded from this inspection: detached buildings or structures; fences and gates; 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 with some cracks, see photos.
Driveway material: Poured in place concrete
Condition of deck, patio and/or porch covers: Required repairs, replacement and/or evaluation (see photos)
Deck, patio, porch covers: Rear deck partially covered by a screened in porch. Front porch is open/no cover.
Condition of decks, porches and/or balconies: Appeared serviceable, Required repairs, replacement and/or evaluation (see photos)
Deck, porch and/or balcony material: Wood at rear, masonry in front.
Exterior stair material: Wood
3) Soil was in contact with one or more wooden deck, porch support posts. This is a conducive condition for wood destroying organisms. Even if posts are made of treated wood, the cut ends below soil may not have been field treated. Recommend consulting a contractor to make necessary repairs or corrections.
4) Wooden deck or porch surfaces 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 professional contractor be consulted to make necessary repairs, corrections For more information, visit: https://www.reporthost.com/?PENOIL https://www.reporthost.com/?DKMAIN
Photo 4-1 This photo and the next show deck in need of maintenance on its surface and stairs. If left in current condition, further erosion and decay could occur. Recommend consulting a licensed contractor to make necessary repairs/corrections as needed. Also, see line item #3 above. Photo 4-2 See line item #4 above.
Exterior and Foundation
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, exterior surfaces or components obscured by vegetation, stored items or debris. 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, nor the reasons for shrinkage, drying, cracking.
Wall inspection method: Viewed from ground, with binoculars
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Vinyl siding at gable ends above brick. And solid brick (not veneer) on the lower portion.
Condition of foundation: Cinder block support piers concealed by brick veneer on the exterior to below the soil line. See other statements in report.
Apparent foundation type: Crawl space
Foundation/stem wall material: Concrete block.
5) The masonry brick veneer extended below the soil at all exterior walls. Masonry veneers should be installed so the bottom edge is at least a four inches above the soil so that any water accumulated inside the wall structure can drain from weep holes, and so termites don't enter the structure through mortar joints or cracks in the veneer. If soil, decorative bark, etc. has been back-filled against the veneer, it should be graded or removed as necessary to expose weep holes (if they're installed) and to maintain four inches of clearance between the veneer and the soil below. Otherwise, the client should at least be aware of this potential for water and insect intrusion, and monitor these walls inside and out for any signs of accumulated moisture in the future. See photos of exterior areas. If damage occurs, recommend that a qualified contractor repair as necessary. For more information, visit: https://www.reporthost.com/?MVBG
Photo 5-1 Arrows show where soil makes contact with the brick veneer. Read statement no.5 above.
Crawl Space
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection, however the inspector may choose to shift insulation in order to view essential pipes and wires where suspected water or other damage may have occurred. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing. The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Concrete block
Beam material: Solid wood
Floor structure above: Solid wood joists and plywood subfloor.
Condition of insulation underneath floor above: Appeared serviceable
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Required repairs, replacement and/or evaluation (see photos of crawlspace vapor barrier.)
Vapor barrier present: Yes, Partial, see photos.
Ventilation type: blocked vents purposely.
6) Significant signs of air leakage from ductwork noted in crawl space on fiberglass insulation.
Photo 6-1 Here we can see discolored insulation above this duct work from air leakage through this crawlspace vent. This is a defect. Recommend an HVAC contractor seal all seams and joints to maintain consistent and even air flow. This can aid in heating and cooling costs.
Roof
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; 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, 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) for a visual inspection to retrieve info. determining if repairs are needed.. 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: Viewed from ground with binoculars
Condition of roof surface material: Appeared serviceable
Condition of exposed flashings: Required repair, replacement and/or evaluation.
Condition of gutters, downspouts and extensions: Appeared serviceable, Limited evaluation due to little or no rainfall during and prior to the inspection
Kick-out flashing: Missing, see photo of rear intersecting roof section.
7) Extensions such as splash blocks or drain pipes for one or more downspouts were missing. (See photos) 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.
Photo 7-1 Arrow indicates where an extension pipe can be installed to prevent water from causing damage to the brick surface, and to prevent water accumulation in the crawlspace. Recommend installation of these extensions for reasons stated above on line item #7 Photo 7-2
8) Kick-out flashing is missing from this roof section.
Photo 8-1 Kick-out flashing missing here. It provides a means for water to be drained away from the siding where water can enter behind siding creating significant damage to the wooden structure and attract insects and other vermin. Recommend having a roofing contractor install this flashing to prevent further damage if in fact damage has already been done. This location is at rear of house next to the screened in porch.
Attic and Roof Structure
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: Viewed from access hatch in garage ceiling, Not traversed due to batt insulation covering entire attic area. Could not see framing structure to safely walk on.
Condition of roof structure: Appeared serviceable, As viewed from the garage ceiling access hatch.
Roof structure type: Trusses
Ceiling structure: Trusses
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-21 or higher.
Vermiculite insulation present: None visible
Vapor retarder: None visible
Condition of roof ventilation: Appeared serviceable with two mushroom type vents, and gable end vents.
Roof ventilation type: Gable end vents, Open soffit vents, and two non mechanical mushroom type.
Garage or Carport
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 with visible fire-resistance rating painted over.
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Roll
Number of vehicle doors: 1
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable, could use cleaning. see pic's
Condition of garage interior: Walls blocked by stored items on all wall areas and obscured for inspection.
Garage ventilation: None visible
9) Appliances such as the water heater in garage are subject to damage from vehicles because no protective barrier was installed in front of them. This is a potential safety hazard for fire, shock, and water damage. A qualified contractor should install a barrier per standard building practices. For example, a steel post or specially made wood partition anchored in the concrete slab floor.
Photo 9-1 See statement above photo. Photo 9-2 Fire label on garage door to house painted over.
Electric
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 (N.C.HILB) 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. 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
Number of service conductors: 2
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 200
System ground: Ground rod(s) located in soil below exterior electric meter.
Condition of main service panel: Appeared serviceable
Location of main service panel: Utility room/office
Location of main disconnect: Breaker at top of main service panel
Ground fault circuit interrupter (GFCI) protection present: No
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed....: No smoke alarms nor carbon monoxide alarms installed. see line item #12 below.
10) One or more electric receptacles at the bedroom(s), kitchen, family room, dining room, living room, sunroom, recreation room, hallway(s) and/or laundry area had no visible arc fault circuit interrupter (AFCI) protection, or (GFCI) protection. This is a potential safety hazard. Recommend that a qualified electrician evaluate and install AFCI and GFCI protection as per standard building practices.
11) One or more circuit breakers in panel(s were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit: https://www.reporthost.com/?DBLTAP
Photo 11-1 See statement above.
12) No permanently installed carbon monoxide alarms were found. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms in accordance with the manufacturer's recommendations. For more information, visit: https://www.reporthost.com/?COALRM
13) The legend for circuit breakers in the electrical panel are incomplete. 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 is necessary to prevent an electrical shock or injury.
Photo 13-1 Photo 13-2 Incomplete ledgen on rear of electricial panel door.
Plumbing / Fuel Systems
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: On front lawn under elongated metal plate cover. Secondary shut-off valve is in crawlspace.
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, PVC 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: Galvanized as seen on the roof protruding through roof shingle surface.
Type of irrigation system supply source: Private well
Visible fuel storage systems: None visible
14) One or more hose bibs appeared to be inoperable. No water flowed from the hose bib(s) when turned on. This may be due to a shut-off valve being turned off. Note that the inspector does not operate shut-off valves. Recommend consulting with the property owner about inoperable hose bibs, and if necessary have a qualified plumber make repairs.
Photo 14-1 Crossed fingers means hose bib (spigot) not operating due to valve being turned off at time of inspection.
15) Based on visible equipment or information provided to the inspector, the water supply to this property appeared to be from a private well used for irrigation, and other purposes, (NOT POTABLE) Private well water supplies are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible and accessible components are evaluated. Recommend the following:
That a qualified well contractor fully evaluate the well, including a pump/flow test
That the well water be tested per the client's concerns (coliforms, pH, contaminants, etc.)
Research the well's history (how/when constructed, how/when maintained or repaired, past performance, past health issues)
Document the current well capacity and water quality for future reference
Photo 15-1 This structure contains the well pump housing and components not used for potable water, and are not inspected as a part of a residential inspection. Recommend having a qualified person test and maintain for proper use.
16) This valve in photo below is a secondary main shutoff valve in crawlspace.
Photo 16-1
Water Heater
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..... serviceable:
Type: Tank
Energy source: Electricity
Location of water heater: Garage
Hot water temperature tested: Yes, At kitchen and bathroom sinks.
Water temperature (degrees Fahrenheit): 115 degrees.
Date of manufacture: December 2012 info. found on data plate serial #
Name of manufacturer: A.O. smith
Capacity in Gallons: 40 gallon water tank
17) The drain line assembly for the water heater's temperature-pressure relief valve appeared to be made from PVC plastic components. This material is not rated for high temperature and pressure and poses a safety hazard. A qualified plumber should repair per standard building practices.
Photo 17-1 Arrow points to the TPR valve drain pipe (temperature relief valve) made of pvc not designed for this purpose due to plastic pipe melting if water is released from the tank when under hot and high temperatures pressure. Injury or scalding can occur. Recommend hiring a licensed plumber to make necessary repairs/corrections.
18) The water heater was installed in an unheated space on a concrete floor and was not resting on an insulated pad or catch pan. The bottom of the casing is likely to rust, and energy efficiency may be reduced, and flooding may occur. Recommend consulting a licensed plumber for installing an insulated pad/catch pan under the water heater.
Photo 18-1 Read statement above.
Heating, Ventilation and Air Condition (HVAC)
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal, 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. 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. 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): Heat pump
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: unknown. Recommend having this home's a/c and heat system further evaluated by a licensed contractor for proper operation and efficiency.
Location of air handler unit: Crawl space
Heat pump capacity in BTUs or kilowatts: Unable to determine using the data plate provided.
Condition of unit filters: Both vents located on ceiling, one in hallway closet, second one in kitchen can be seen visually, and need to be replaced by an HVAC contractor to ensure proper air flow.
Condition of air ducts and registers: Appeared serviceable
Type of heat pump air supply: Intake ducts/vents on ceilings. See other descripitions.
Condition of venting system: Required repair, replacement and/or evaluation.
Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation. A/C working properly at time of inspection.
Condition of controls: Thermostat working properly at time of inspection.
Date of heat pump installation: 1986 original equipment
19) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be at 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.
20) One or more heating or cooling ducts have come apart, or had significant gaps at junctions. This can result in reduced energy efficiency and increased moisture in surrounding spaces. Recommend that a qualified HVAC contractor make repairs as necessary. For example, by securely supporting ducts and installing approved tape or mastic at seams, also replacing all filters.
Photo 20-1 See statement above.
21) The last service date of this heating/cooling system (heat pump) appeared to be more than 1 year ago. 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/corrections to maintain proper function and efficiency. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future.
Fireplaces, Stoves, Chimneys and Flues
Limitations: The following items are not included in this inspection: coal stoves, 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 wood-burning fireplaces: Required repair, replacement and/or evaluation (see comments/ photos below)
Wood-burning fireplace type: Masonry
Condition of gas-fired fireplaces: Required repair, replacement and/or evaluation (see comments below)
Gas fireplace or stove type: Converted one of two wood-burning fireplaces into a gas burning fireplace.
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Wood-burning chimney type: Masonry
22) A converted wood burning fireplace into a gas log fireplace was located in the living room. 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. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. 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. For more information, search for "chimney inspection" at: https://www.reporthost.com/?CSIA
Photo 22-1 This fireplace apparently has not been used due to no burn or scorch marks. However, a thorough examination should be made before use for safety reasons. Arrows point to efflorescence or moisture possibly leaking through the flashing around the exposed chimney section on the roof. See photo above. Photo 22-2 No corrosion or sediment build-up on flue damper from lack of use at yellow arrow. Red arrow show signs of rust which could mean moisture/water entering through the chimney also. Read item #21 above photo.
Photo 22-3 This photo and the next we can see a wood burning fireplace converted into a gas log fireplace. Recommend having this fireplace further evaluated for proper functioning and safety. Photo 22-4 Propane gas shut-off valve at arrow with gas flames noted at time of inspection.
23) Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances may need servicing annually or every few years. Consult with the property owner and/or a qualified specialist to determine if service is needed now. Any needed repairs noted in this report should be brought to the attention of the specialist when it's serviced. For more information visit: https://www.reporthost.com/?ANGFINSP
Kitchen
Limitations: The following items are not included in this inspection: household appliances such as, warming ovens, griddles, broilers, trash compactors, 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 dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable.
Range, cooktop or oven type: Electric
Type of ventilation: Down draft exhaust, ducted to exterior
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
all items listed above: In working order at time of inspection.
Kitchen stove: Working properly at time of inspection.
24) All receptacles in the kitchen are not GFCI or AFCI receptacles. These receptacles prevent shocks, fires, or injury to anyone using kitchen facilities. Recommend having ALL KITCHEN receptacles replaced with GFCI outlets to prevent accidents or injuries to occupants.
Photo 24-1 Not recommended due to current being overdrawn by having too many appliances plugged into this receptacle at one time. Photo 24-2
Photo 24-3 Needs to be replaced with GFCI outlets. Read line item #24 above.
Bathrooms, Laundry and Sinks
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
Location #B: Full bath, (guest) or second bathroom.
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 in bathrooms, no exhaust fan in laundry area.
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Unable to determine due to stored items and furniture.
25) The toilet in the second bathroom was loose where it attached to the floor. Leaks can occur. the Flooring, the sub-floor, and areas below may get damaged, and sewer gases can enter living spaces Recommend that a qualified contractor repair/replace for proper function and safety of occupants.
Photo 25-1 See statement above.
26) Both bathrooms have no GFCI or AFCI receptacles. Recommend an electrician install these items asap to prevent electrical shock, fires, or electrical shorting of wiring.
Photo 26-1 Receptacle working properly, however this receptacle in this bathroom needs to be a GFCI to prevent electrical shock or fire. Photo 26-2
Interior, Doors and Windows
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: Appeared serviceable
Exterior door material: Vinyl, Metal
Condition of interior doors: Appeared serviceable
Condition of windows: Required repair, replacement and/or evaluation (see photos)
Type(s) of windows: Vinyl, Double-hung and Casement
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall, Wallpaper
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Laminate, Vinyl
27) The inspector was unable to verify that the glass used in one or more exterior doors was approved safety glass. Glazing that is not approved safety glass, located in areas subject to human impact, is a safety hazard. Standard building practices generally require that approved safety glass be used in swinging and sliding doors. Recommend a contractor further evaluate for safety concerns.
Photo 27-1 See statement above concerning safety glass.
28) One or more windows that were designed to open and close were difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
Photo 28-1 Some windows were found to be inoperable and unsafe due to connections where these strings were disconnected from point of origin behind the vinyl covering inside the jamb liner. If left in current condition, someone can be injured especially children. Recommend hiring a contractor to make needed repairs for emergency such as fire exiting, and for normal opening and closing by occupants. Photo 28-2
Photo X-1 Photo X-2 Cracks in driveway can deteriorate, widen, and water can cause further damage if not repaired. Recommend a contractor further evaluate, then make needed repairs to prevent further damages from weather extremes. See next photos of driveway also.
Photo X-3 Photo X-4
Photo X-5 Wrought Iron railing at front porch is very loose which is a hazard and a defect. This can break loose at any time and cause serious injury. Arrows show railing moves in both directions when a small amount of pressure was applied. Recommend a mason contractor make immediate repairs to prevent such accidents in the future. Photo X-6 Front porch in good condition.
Photo X-7 Photo X-8 This photo and the next two, we can see vegetation growth close to the structure. These bushes retain moisture during a rainy and wet season transfering to the brick veneer then get absorbed into the structure where damages occur allowing insect and mold growth inside/ and behind wooden structures. Recommend removing ALL such growth and be replanted no less than 4 feet away from the exterior to aid in the prevention of such growth.
Photo X-9 Photo X-10
Photo X-11 This soffit/ overhang has small holes which allow fresh air into the attic and circulate up and out of the attic drawing hot air known as the stack effect through roof vents helping to keep attic temperatures consistent. This process helps to keep the roof structure dry and aids in the prevention of mold and other substances from forming. Photo X-12 Crossed fingers means this hose bib (spigot) was turned off at time of inspection, therefore an inspection was not completed.
Photo X-13 Photo X-14
Photo X-15 Rain water runoff from this section of roof has left this staining on the brick veneer. A small section of gutter and drain pipe will aid in preventing further staining if desired. Photo X-16 Left rear of house.
Photo X-17 With this drain pipe extended 4 feet away from the brick veneer, most water will be redirected away from the crawlspace and foundation where damage can occur, attracting insects and vermin. Red arrow shows a deck post making contact with soil. Other posts were hidden/ obscured from view by this decks lattice skirting limiting an inspection. A concrete footing is not seen here under this post. Recommend a contractor evaluate and make necessary repairs/corrections. Photo X-18 Right rear of house.
Photo X-19 View of right rear as seen from the roadway. Photo X-20 Deck completely enclosed with this protective lattice prohibiting a complete view/ inspection of decks structure below.
Photo X-21 More deck posts in contact with soil. Recommend a contractor verify concrete footings for proper deck support. Photo X-22 Screened in porch at rear.
Photo X-23 Arrows point to areas where water can get behind the flashing and leak into the attic. Recommend consulting a licensed contractor to make necessary repairs where flashing has separated from the brick. Photo X-24
Photo X-25 Screened in porch/deck. Photo X-26 Known in the construction industry as a mushroom (NON MECHANICAL) type vent allowing hot stale air to escape from attic area.
Photo X-29 Photo X-30 Known as a gable vent which also allows air movement in and out of the attic. Arrow on the right is a second bathroom vent.
Photo X-31 Photo X-32 A type of termite barrier.
Photo X-33 View of left rear corner as seen from the roadway. Downdraft vent from kitchen stove at arrow. Photo X-34 Laundry vent exhaust port on left rear of house. Arrow on right is ground rod location below the electric panel.
Photo X-35 Directly behind this laundry vent is dryer and washer. Photo X-36 Electric meter.
Photo X-37 At the base of this electric meter is the grounding rod. Photo X-38
Photo X-39 Gutter guards installed. Photo X-40 Front door entrance.
Photo X-41 New laminate floor as per owners description. Photo X-42
Photo X-43 Photo X-44 One thermostat for entire house.... One zone system.
Photo X-45 This photo shows many items obscuring floors, walls, windows for a complete inspection. Photo X-46
Photo X-47 Photo X-48
Photo X-49 Photo X-50 All rooms had personal storage preventing a complete inspection.
Photo X-51 Photo X-52
Photo X-53 Water pressure OK with adjacent fixtures operating at the same time. Photo X-54 No leaks were found at any sink fixtures.
Photo X-55 Photo X-56 This bathroom sink shows a temperature reading of 116.7 degrees. Can be adjusted by a plumber if desired.
Photo X-57 Photo X-58 A smoke pen test allows smoke to be drawn into the ceiling vent exhibiting a functioning fan at time of inspection.
Photo X-59 Photo X-60
Photo X-61 Photo X-62
Photo X-63 Photo X-64
Photo X-65 Sliding glass door in the family room. Photo X-66 Wooden deck surface photoed through screen.
Photo X-67 Photo X-68
Photo X-69 Photo X-70
Photo X-71 Photo X-72
Photo X-73 Testing water/ shower head in bathroom. Photo X-74 Inspector unable to identify the purpose or function of this item under a bathroom sink.
Photo X-75 Photo X-76
Photo X-77 Both bathrooms and kitchen do not have GFCI protected receptacles, and must be replaced with GFCI receptacles due to their location being near a water source. This current condition can cause electric shock, scalding, fire, or serious injury to anyone using these receptacles. Recommend having all replaced by a licensed electrician. Photo X-78 With heating system on for inspection, a temperature of 105.2 degrees is measured at this dining room floor vent.
Photo X-79 Photo X-80
Photo X-81 Photo X-82
Photo X-83 Photo X-84 Sliding glass door at rear deck entrance.
Photo X-85 Photo X-86
Photo X-87 Photo X-88
Photo X-89 Photo X-90
Photo X-91 Photo X-92
Photo X-93 Photo X-94
Photo X-95 Photo X-96
Photo X-97 Photo X-98
Photo X-99 Kitchen sink water temperature reads 115.3 degrees. Photo X-100
Photo X-101 Electric stove with all four burners working properly at time of inspection. Center arrow points to a downdraft vent. Photo X-102
Photo X-103 Photo X-104 OK sign ..... dishwasher working properly at time of inspection after a full cycle.
Photo X-105 Photo X-106 Refrigerator temp. of 41.3 degrees.
Photo X-107 Freezer temp. at 10.4 degrees at time of inspection. Photo X-108
Photo X-109 Photo X-110
Photo X-111 Photo X-112
Photo X-113 Photo X-114
Photo X-115 Washer and dryer working properly at time of inspection. Receptacle above washing machine must be replaced with a GFCI outlet to prevent electrical shortages and fires which may be caused by splashing water onto outlet, and causing injuries, scalding/burning to users. Photo X-116 Dryer opposite washer. This room is a converted 1/2 bath into a laundry room.
Photo X-117 Photo X-118 House to garage door.
Photo X-119 Arrow points to a surge protector. Photo X-120
Photo X-121 Photo X-122 Garage walls obscured by stored items, unable to complete an inspection.
Photo X-123 Photo X-124
Photo X-125 Years of use creates staining. This can be corrected/ cleaned by a concrete contractor if desired. Photo X-126
Photo X-127 Photo X-128
Photo X-129 Water pressure OK at this garage slop sink. Photo X-130
Photo X-131 Crossed fingers means .... this receptacle in garage could be dangerous if overloaded with appliances or too many items plugged into outlet drawing too much amperage causing a short, arcking, and or a fire. Recommend consulting a licensed electrician to remove and replace with a GFCI due to no GFCI receptacle in the garage. Photo X-132 Water heater.
Photo X-133 This serial number details the date of manufacture of this water heater. December 2017. Photo X-134 Attic space above garage.
Photo X-135 Photo X-136
Photo X-137 Due to the insulations coverage, inspector was unable to traverse this attic for inspection. Photo X-138 Left arrow shows a brick veneer skirting to conceal the crawlspace area. Right arrow points to the main supports throughout the perimeter of the house.
Photo X-139 Photo X-140
Photo X-141 Pushing insulation back after inspecting waste line at subfloor for water damage. Photo X-142 All vents in this crawlspace have been sealed off.
Photo X-143 PVC waste lines. Photo X-144 Vapor barrier not sealed to prevent moister or radon from entering living area.
Photo X-145 Photo X-146 Black substance may be a bacterial growth. Recommend having this condition further evaluated by a crawlspace specialist or specialty laboratory to identify its growth for safety and health reasons.
Photo X-147 Photo X-148 Vapor barrier does not continue up to top of cinder block support pillar in this crawlspace allowing moisture and possible radon gases to enter the living space. Recommend consultation with a crawlspace specialist or laboratory testing facility to be certain of any harmful conditions which may exist. Such conditions can be harmful to occupants if left in this condition.
Photo X-149 No sign of water leakage nor damage noted under both toilets/ bathrooms. Photo X-150
Photo X-153 Photo X-154 Vapor barrier does not encapsulate or cover the brick veneer which aids in preventing moisture or radon gases from entering the living spaces above. Radon has been known to be a health concern and moisture may create unfavorable living conditions for all occupants. Recommend further evaluation by specialists for safety and health concerns.
Photo X-155 Inspector was unable to determine the use or function of this one inch pvc pipe. This may feed the heat pump also. Recommend further evaluation with a licensed plumber to determine its use. Photo X-156 Inspector was unable to determine the function of this pipe also. This may be an irrigation line for exterior vegetation purposes. Recommend that this also be further evaluated for its intended use by a licensed plumber.
Photo X-157 Some sections of copper pipe are missing insulation. Recommend having this insulation completed by a plumber to protect from freezing. Photo X-158 Note the pitting and rusting on top of this ductwork in the crawlspace. If left in this condition, crawlspace air can be drawn into the homes heating and cooling system, health risks can occur. Recommend a licensed HVAC contractor make necessary corrections and repairs.
Photo X-159 Return air vent in kitchen. See next photo and statements. Photo X-160 Return air vent in bedroom hallway. These filters must be serviced/replaced by the HVAC contractor while servicing the entire system.
Photo X-161 Electrical panel door. Photo X-162 Main water shut off valve located on the left front lawn as viewed from the front. White cover is neighbors water valve.
A nominal fee will be charged if in the event I must return for a re-inspection or to revisit any portion of what was previously inspected. Thank You for allowing me to perform this home inspection for you. I wish you success and fulfillment with the purchase of this home. Feel free to contact me with any questions concerning this report. Paul Ryan of Light The Way Home Inspections llc 201-264-6294 paul@paulryaninspections.com
