detailed home inspections inc. coates detailed home inspections inc. y o u 123 any street in our...

Detailed Home Inspections Inc.Home Inspection ReportCover Page

123 Any Street in our area, NCInspection prepared for: Y O U

Date of Inspection: 1/1/2015 Time: 8:30 AM Age of Home: 2015 Size: 4148

Weather: Cloudy, 45+FInspection fee: Call us today for your quote

Inspector: Eric CoatesLicense # 722

PO Box 1812, Fuquay-Varina, NC 27526Phone: 919-608-3742 Fax: 919-557-3514

Email: [email protected]

Eric Coates Detailed Home Inspections Inc.

Y O U 123 Any Street in our area, NC

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Thank you for the opportunity to conduct this home inspection for you! The report contains twosections: 1) the summary page(s) that contain a list of items that should berepaired/evaluated/monitored and 2) the body of the report that contains much information about thesystems in the house and notes on items in the house. Please read the entire report. All directions in the report are relative to facing the front of the house from the street, unlessotherwise stated in the report. Directions for a condo unit in a building with multiple units are relativeto facing the unit from its main entrance door. The ratings used in the report are defined as follows:Good: Item was inspected and was functioning as intended.Poor: Item was inspected and was not functioning as intended or adversely affected the habitabilityof the house or requires further investigation by a specialist or requires subsequent observation.N/I - Item was not inspected and the reason for not inspecting is listed.N/P - Item was not present at the house. The age/size information included in the report is provided by another source. We do not measurethe house to determine the size. Please call us with any questions that you have. Thanks again for trusting us with your homeinspection. Please refer Detailed Home Inspections Inc. to your family or friends for their homeinspection needs.



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Report Summary - This summary page 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 an attorney.Report Summary - This summary page 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 readthe 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 an attorney.

FoundationPage 17 Item: 1 Foundation Wall • There were cracks in the foundation wall on the following

locations: - right-front, at back of electrical meter, visible outside only - right-back, at back step down in foundation wall, visibleinside onlyThe crack) can allow water infiltration. The cracks need to berepaired by a qualified contractor to prevent water infiltrationand monitored for changes.• There was a small area of standing water on the basementfloor in the front-center of the basement. There was a stainon the basement wall in that same area that appeared to beold and was dry. The standing water indicates waterinfiltration from some source. See the Exterior Drivewaysection for comments of a potential source. The source of thewater needs to be determined and repaired by a licensedgeneral contractor.



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Crack in foundation wall Standing water in basement

Crack in foundation wall

Exterior



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Page 22 Item: 3 Claddings • There were holes in the exterior cladding in the followinglocations on the exterior of the house: - left-back, at a receptacle - back-right, at a receptacle on the upper deckThe holes can allow water infiltration. The cladding needs tobe repaired by a qualified contractor.• There were no weep holes in the brick veneer where itstopped on top of the manufactured stone veneer. Brickveneer is installed with a gap between the brick and the woodframing. The manufactured stone veneer is adhered to thewood framing. The lack of weep holes in the brick veneer cantrap water behind the brick veneer and cause decay. Thebrick veneer needs to be repaired by a qualified masonrycontractor.• The following statements are recommended by the NCHome Inspector Licensure Board. Manufactured stoneveneer has been installed on the front of this house. Aninspection of the visible components has revealed that thestone veneer has not been installed in compliance withinstallation guidelines provided by the Masonry VeneerManufacturer’s Association (MVMA). A PDF copy of theinstallation guidelines is available athttp://www.masonryveneer.org/. Specific problems noted withthe visible components include, but may not be limited to: - Weep screeds were missing at the base of wood framewalls in some areas on the exterior. There were weepscreeds installed at the front porch and at the two boxedwindows - Weep screeds were installed at the base of wood framewalls but were covered by mortar - Weep screeds/cap flashing were missing at the tops ofwindow and door openings and/or at the top of the stone wall - There was no caulk between other materials and themasonry at windows, doors and adjacent trim - The masonry veneer was in contact with the ground - The masonry veneer was in contact with paved surfacesThe lack of proper detailing and flashing may result in waterpenetration behind the siding, resulting in structural damage.The installation of the manufactured stone veneer should beevaluated, compared to the specific installation requirementsof the stone manufacturer and the MVMA, and repaired orreplaced as deemed necessary by a licensed generalcontractor or masonry contractor experienced with installationrequirements for manufactured stone veneer.• The top stone on the right-front corner of the house slopedback toward the house. The stone was on the back edge ofthe stone wall on the right side and protruded beyond thebrick veneer. The stone could allow water to flow back towardthe house. The stone needs to be repaired/replaced by aqualified contractor.



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Stone veneer in contact with ground/pavedsurface, missing cap flashing (box) and mortared

to other materials (arrow)



Example of missing weep screed Example of missing weep holes in brick veneer

Hole in cladding/siding



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Stone sloped toward house

Page 23 Item: 4 Trim/Eaves/Soffits/Fascia

• There was damaged wood/trim on the bottom-left corner ofthe 1st floor back-right door (door from eat-in nook to upperdeck). There was a small gap in that area and the buildingwrap was visible. The damaged wood/trim can allow waterinfiltration, which could cause decay of the structuralcomponents behind the cladding. There could be hiddendamage in that area. The area needs to be repaired/replacedby a qualified contractor.

Missing paint on door/wood/trim Decayed cladding/wood/trim



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Page 24 Item: 6 Entryway Doors • There was no sealant installed on the exterior door (eat-innook to upper deck) where the wood door jamb met the metalthreshold. Typically, the factory glue is removed after thedoor is installed and the seams are sealed onsite. There wasno sealant along the bottom of the threshold. The lack ofsealant can allow water infiltration, which could cause decay.The other exterior doors had been sealed. The exterior doorneeds to be repaired by a qualified contractor.• The back-right door (basement to lower deck) had to beslightly open to engage the deadbolt lock. When the deadboltlock was engaged, the door did not fit tightly against itsweather stripping, which can allow air flow around the door.The door needs to be repaired by a qualified contractor.• There was no paint on the exterior of the back-right door ofthe basement or the wood/trim around that door. The lack ofpaint could allow the area to decay. The area needs to berepaired by a qualified contractor.• There was no door sweep on the bottom of the door to thetwo-car garage, which can allow air flow under the door. Thedoor needs to be repaired by a qualified contractor.

Missing sealant on exterior door

Page 25 Item: 9 Deck • The height of the bottom step from the ground to the deckwas too tall. Also, the ground was not level at that bottomstep. These issues create tripping/falling hazards. Theground and/or steps need to be repaired by a qualifiedcontractor.



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Step too tall and ground not level

Page 26 Item: 17 Driveway • The driveway did not slope away from the house/garage inthe corner between the front porch and the two-car garage.This can allow water to settle against the house/foundation.Water against the house/foundation can cause deteriorationover the years. See the Foundation Wall section for additionalcomments. The driveway needs to be repaired/replaced by aqualified contractor.

Driveway did not slope away from house

Page 28 Item: 25 Ext. Other • There was an exhaust vent on the left-center of the housethat had a flap that was not fully closed. This can allow smallanimals to enter the pipe. The exhaust vent needs to berepaired/replaced by a qualified contractor.• There was an exhaust vent on the left-front of the houseunder the eaves that was loose. The exhaust pipe wasdangling out of the soffit, which can allow small animals toenter that area. The exhaust vent needs to be repaired by aqualified contractor.



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Loose exhaust vent Exhaust vent with open flap

RoofingPage 29 Item: 1 Coverings • There were board(s) mounted on the right-front of the roof at

the back corner of the roof over the two-ar garage. Thenails/screws holding the boards can allow water infiltration.There could be hidden damage in that area. That area needsto be repaired by a qualified contractor.

Board mounted on roof Board mounted on roof

Page 31 Item: 7 Attic Access • There was thin insulation on the pull-down stairs, which canallow heat transfer through the stairs. The pull-down stairsare difficult to insulate and there are options that can beinstalled above the pull-down stairs for insulation purposes.The pull-down stairs need to be repaired by a qualifiedcontractor.• There were nails in the diagonal web members of themanufactured roof trusses at the sides of the pull-down stairs.A person may use hose diagonal web members as supportwhen they are going up/down the pull-down stairs. The nailscould injure a person, which could make the person fall. Theboards need to be repaired by a qualified contractor.



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Tin insulation on pull-down stairs Thin insulation on pull-down stairs

Nails in boards in attic

PlumbingPage 35 Item: 13 Laundry Fixtures • The clothes washer drain pipe was capped and the clothes

washer plumbing supplies and drain were not tested. Theclothes washer fixture needs to be repaired and tested by alicensed plumbing contractor.



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ElectricalPage 37 Item: 6 Circuit Conductors • There was a transformer plugged into a receptacle in the

right-back of the basement. There were low voltage wirescoming out of the transformer that were connected to otherlow voltage wires. The plug/transformer/low voltage wireswere providing power to the lights under the kitchen cabinets.The plug/transformer/low voltage wires were stretch outthrough the room away from the wall. The wires could pullthemselves loose, could be damaged by people in thebasement, etc. The wiring for the lights needs to be repairedby a licensed electrical contractor.

Stretched plug/transformer/low voltage wires



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Page 38 Item: 10 ExteriorReceptacles

• There was a Ground Fault Circuit Interrupter (GFCI) switchon the right wall of the two-car garage that protected thereceptacle on the ceiling of the two-car garage. The switchdid trip electrically by a tester in the ceiling receptacle.However the switch did not trip when its test button waspressed, which indicates a problem with the GFCI switch.The GFCI switch needs to be repaired/replaced by a licensedelectrical contractor.• All of the exterior and basement receptacles were on onecircuit. All of the receptacles were protected by one GroundFault Circuit Interrupter (GFCI) receptacle in the back of thetwo-car garage. There were approximately 20 receptacles onthat circuit. With some many receptacles on one circuit, thebreaker could be overloaded and would trip, which could be anuisance problem. The circuit needs to be evaluated andrepaired by a licensed electrical contractor.

GFCI switch did not trip

Page 39 Item: 11 InteriorReceptacles

• Receptacles in the following locations had no power: - basement , right-center receptacleThus, the receptacles could not be used. The receptacleswere marked with pink tape. The receptacles need to berepaired/replaced by a licensed electrical contractor.• Receptacle(s) in the following locations had no neutral: - 1st floor kitchen, receptacle under sink, top plugThis creates shocking hazards. The receptacle(s) need to berepaired by a licensed electrical contractor.



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Receptacle with no neutral Receptacle with no power

Page 40 Item: 13 Lights • The lights in the following locations did not work correctly: - hall bathroom - basement, front-center room - basement, front-left room - basement, right-center - exterior, back-right, beside basement door - exterior, front-left, above one-car garage door - exterior, front-center, at back of two-car garage doorThis could indicate a problem with the bulbs or with thefixtures. The bulbs need to be replaced and the lights need tobe tested. If the lights still do not work properly, the lightsneed to be repaired/replaced by a licensed electricalcontractor.• The light(s) in the following locations had missing globes: - 1st floor kitchen pantryThis could allow the bulbs to be easily broken, especially incloset(s). Broken bulbs could injure a person and/or are ahealth hazard. The light(s) need to be repaired by a qualifiedcontractor.• There was no light on the front porch. Thus, a person wouldhave to walk through the area in the dark, which creates atripping/falling hazard. A light needs to be installed by alicensed electrical contractor.



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Missing globe

Page 40 Item: 14 Switches • There was no switch beside the back door on the 1st floorlevel to turn a light on inside the house. Thus, a person mayhave to walk through a dark room to turn on a light, whichcreates a tripping/falling hazard. A switch needs to beinstalled by a licensed electrical contractor.

Heat/ACPage 42 Item: 2 AC 1 • The AC system may not be properly sized for the house.

There was a total 5 tons of AC at the house. The house was4100+ square feet. A generic rule is to have one ton of AC foreach 600 square feet. Thus, the HVAC system was roughlysized for 3000 square feet. This inspection does not performthe load calculations that would be performed by a licensedheating/air conditioning contractor. New constructionpractices could change that generic rule. If the AC system isnot sized correctly, it will not be able to properly cool thehouse. The AC systems need to be evaluated by a licensedheating/air conditioning contractor and repaired/replaced asnecessary.



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Page 43 Item: 3 Distribution System • There was a dirty air filter in the return vent in the 2nd floorhall at the HVAC unit. A dirty air filter can restrict air flow anddamage the HVAC system. The air filter needs to bereplaced.• There was potentially poor placement of the air ducts in themultiple locations in the house. Typically, return vents areplaced in the center of the floor/house and supply registersare placed near an outside wall in the rooms. Thus air wouldflow from outside in to the center of the house. The supply airregisters in the following rooms were placed on the side of theroom near the center of the house: - 1st floor dining room (aid duct at back of room) - 1st floor entry foyer (air duct at back of hall near stairs) - 1st floor back-left bedroom (air duct near door) - 2nd floor front-center bedroom (air duct near door) - 2nd floor master bathroom closet (air duct near door)Thus, the conditioned air may not flow through the roomproperly, especially the exterior side of the room. This couldprevent the room from being properly heated/cooled. The airducts need to be repaired by a licensed heating/airconditioning contractor.

Page 43 Item: 4 Thermostats • The thermostat on the 1st floor did not work properly. Thethermostat was constantly flipping between "Sys Off" and"Heat On". Thus, the thermostat was not working properlyand may not control the HVAC unit properly. The thermostatneeds to be repaired/replaced by a licensed heating/airconditioning contractor.

InteriorsPage 45 Item: 9 Int. Doors • The closet door had been removed in the 2nd floor front-left

bedroom. Thus, the closet could not be closed. The doorneeds to be installed by a qualified contractor.• The door from the 2nd floor front-left bedroom to the buddybathroom had a missing hinge in the center of the door andmissing screws in the other two hinges on the door. Thiscould allow movement in the door, which could damage thedoor. The door needs to be repaired by a qualified contractor.

Missing hinge and missing screws in hinges



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Page 46 Item: 11 Closets • None of the wood clothes rails in the closets were secured tothe brackets. Thus, the clothes rails would move and couldfall. The clothes rials need to be repaired by a qualifiedcontractor.



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Foundation 1. Foundation WallGood Poor N/I N/P

✖Description:• Foundation Type: Basement/Slab• Foundation Construction Method: Concrete

Observations:• There were cracks in the foundation wall on the following locations: - right-front, at back of electrical meter, visible outside only - right-back, at back step down in foundation wall, visible inside onlyThe crack) can allow water infiltration. The cracks need to be repaired by aqualified contractor to prevent water infiltration and monitored for changes.• There was a small area of standing water on the basement floor in the front-center of the basement. There was a stain on the basement wall in that samearea that appeared to be old and was dry. The standing water indicates waterinfiltration from some source. See the Exterior Driveway section for comments ofa potential source. The source of the water needs to be determined and repairedby a licensed general contractor.

Crack in foundation wall Standing water in basement

Crack in foundation wall



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2. Foundation Grade DescriptionGood Poor N/I N/P

✖

3. Foundation Drain DescriptionGood Poor N/I N/P

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4. Sill Plate/BandGood Poor N/I N/P

✖Observations:• Noted limited view of the sill plate/band joist due to insulation.

5. GirdersGood Poor N/I N/P

✖Description:• Engineered wood

6. Floor JoistsGood Poor N/I N/P

✖Description:• Manufactured I-beam truss

Observations:• Noted limited view of the floor structure in the basement due to the insulation.• Noted the floor structure under the 2nd floor was not visible due to the finishedsurfaces.

7. SubflooringGood Poor N/I N/P

✖Description:• OSB

Observations:• Note the insulation in the basement was moved in the following areas (if theselocations existed in the house): under the exterior doors; at the earth-filledporches/stoops; at the plumbing pipe penetrations. The subflooring was visible inthose areas only.

8. Columns/PiersGood Poor N/I N/P

✖Description:• Wood

9. Chimney FoundationGood Poor N/I N/P

✖Observations:• Noted a prefabricated fireplace does not need a foundation.

10. Foundation InsulationGood Poor N/I N/P

✖Description:• Batt• Foam board on exterior of concrete slab

11. Foundation VentilationGood Poor N/I N/P

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12. Foundation Vapor RetarderGood Poor N/I N/P

✖

13. Foundation AccessGood Poor N/I N/P

✖Description:• Viewed with a standard flashlight• Observation Method: Walked the basement• Entry Method: Permanent stairs• Entry Method: Exterior door



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Exterior 1. Wall StructureGood Poor N/I N/P

✖Description:• Not visible

Observations:• Noted the wall structure was not visible but the walls looked typical from theinterior and exterior of the house.

2. Wall InsulationGood Poor N/I N/P

✖Description:• Not visible

Observations:• Noted the wall insulation was not visible during the inspection.



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3. CladdingsGood Poor N/I N/P

✖Description:• Brick Veneer• Manufactured stone veneer• Fiber Cement siding

Observations:• Note that because the water resistive barrier, metal lath and base coat(s) ofcement stucco were completely concealed behind the manufactured stoneveneer, they cannot be evaluated by a visual inspection.• Noted there was no sealant applied to the fiber cement siding-to-siding joints.There was visible joint flashing in the joints.• Noted limited view of the exterior on the front-center of the house due to roofjunctions or due to junctions with the exterior of the house.

• There were holes in the exterior cladding in the following locations on theexterior of the house: - left-back, at a receptacle - back-right, at a receptacle on the upper deckThe holes can allow water infiltration. The cladding needs to be repaired by aqualified contractor.• There were no weep holes in the brick veneer where it stopped on top of themanufactured stone veneer. Brick veneer is installed with a gap between thebrick and the wood framing. The manufactured stone veneer is adhered to thewood framing. The lack of weep holes in the brick veneer can trap water behindthe brick veneer and cause decay. The brick veneer needs to be repaired by aqualified masonry contractor.• The following statements are recommended by the NC Home InspectorLicensure Board. Manufactured stone veneer has been installed on the front ofthis house. An inspection of the visible components has revealed that the stoneveneer has not been installed in compliance with installation guidelines providedby the Masonry Veneer Manufacturer’s Association (MVMA). A PDF copy of theinstallation guidelines is available at http://www.masonryveneer.org/. Specificproblems noted with the visible components include, but may not be limited to: - Weep screeds were missing at the base of wood frame walls in some areason the exterior. There were weep screeds installed at the front porch and at thetwo boxed windows - Weep screeds were installed at the base of wood frame walls but werecovered by mortar - Weep screeds/cap flashing were missing at the tops of window and dooropenings and/or at the top of the stone wall - There was no caulk between other materials and the masonry at windows,doors and adjacent trim - The masonry veneer was in contact with the ground - The masonry veneer was in contact with paved surfacesThe lack of proper detailing and flashing may result in water penetration behindthe siding, resulting in structural damage. The installation of the manufacturedstone veneer should be evaluated, compared to the specific installationrequirements of the stone manufacturer and the MVMA, and repaired or replacedas deemed necessary by a licensed general contractor or masonry contractorexperienced with installation requirements for manufactured stone veneer.• The top stone on the right-front corner of the house sloped back toward thehouse. The stone was on the back edge of the stone wall on the right side andprotruded beyond the brick veneer. The stone could allow water to flow backtoward the house. The stone needs to be repaired/replaced by a qualifiedcontractor.



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Example of missing weep screed Example of missing weep holes in brick veneer

Hole in cladding/siding



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Stone sloped toward house4. Trim/Eaves/Soffits/FasciaGood Poor N/I N/P

✖Description:• Aluminum• Vinyl• Wood

Observations:• There was damaged wood/trim on the bottom-left corner of the 1st floor back-right door (door from eat-in nook to upper deck). There was a small gap in thatarea and the building wrap was visible. The damaged wood/trim can allow waterinfiltration, which could cause decay of the structural components behind thecladding. There could be hidden damage in that area. The area needs to berepaired/replaced by a qualified contractor.

Missing paint on door/wood/trim Decayed cladding/wood/trim5. Wall FlashingsGood Poor N/I N/P

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6. Entryway DoorsGood Poor N/I N/P

✖Observations:• There was no sealant installed on the exterior door (eat-in nook to upper deck)where the wood door jamb met the metal threshold. Typically, the factory glue isremoved after the door is installed and the seams are sealed onsite. There wasno sealant along the bottom of the threshold. The lack of sealant can allow waterinfiltration, which could cause decay. The other exterior doors had been sealed.The exterior door needs to be repaired by a qualified contractor.• The back-right door (basement to lower deck) had to be slightly open to engagethe deadbolt lock. When the deadbolt lock was engaged, the door did not fittightly against its weather stripping, which can allow air flow around the door.The door needs to be repaired by a qualified contractor.• There was no paint on the exterior of the back-right door of the basement or thewood/trim around that door. The lack of paint could allow the area to decay. Thearea needs to be repaired by a qualified contractor.• There was no door sweep on the bottom of the door to the two-car garage,which can allow air flow under the door. The door needs to be repaired by aqualified contractor.

Missing sealant on exterior door7. Ext. WindowsGood Poor N/I N/P

✖Description:• Vinyl• Single-hung• Fixed• Double-pane

8. Front Porch/StoopGood Poor N/I N/P

✖Description:• Structural components: Masonry• Floor: Wood• Steps: Masonry• Steps: Stone

Observations:• Noted the porch was filled/closed and there was no view under it.



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9. DeckGood Poor N/I N/P

✖Description:• Structural components: Wood• Floor: Wood• Columns: Wood• Rails: Wood• Steps: Wood• Bolted• Visible flashing• Cross-bracing between posts/columns

Observations:• Noted this was the upper deck out the back of the 1st floor. The area under thedeck was crawled/walked.

• The height of the bottom step from the ground to the deck was too tall. Also, theground was not level at that bottom step. These issues create tripping/fallinghazards. The ground and/or steps need to be repaired by a qualified contractor.

Step too tall and ground not level10. Deck 2Good Poor N/I N/P Description:

• Structural components: Wood• Floor: Wood• Columns: Wood• Free-standing

Observations:• Noted this was the lower deck outside of the basement level. The area underthe deck was viewed from the perimeter due to low clearance. There was limitedview under the deck.

11. Screened PorchGood Poor N/I N/P

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12. SunroomGood Poor N/I N/P

✖

13. PatioGood Poor N/I N/P

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14. Balcony/AreawayGood Poor N/I N/P

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15. Steps/Rails 1Good Poor N/I N/P

✖Description:• Location: garage• Steps: Wood

Observations:• Noted the steps were in the one-car garage.

16. Steps/Rails 2Good Poor N/I N/P

✖Description:• Location: garage• Steps: Wood

Observations:• Noted the steps were in the two-car garage.

17. DrivewayGood Poor N/I N/P

✖Description:• Concrete

Observations:• The driveway did not slope away from the house/garage in the corner betweenthe front porch and the two-car garage. This can allow water to settle against thehouse/foundation. Water against the house/foundation can cause deteriorationover the years. See the Foundation Wall section for additional comments. Thedriveway needs to be repaired/replaced by a qualified contractor.



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Driveway did not slope away from house18. WalkwayGood Poor N/I N/P

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19. GarageGood Poor N/I N/P

✖Description:• Attached - One-car garage• Attached - Two-car garage

20. Garage Door 1Good Poor N/I N/P

✖Description:• Location: front-left• Size: single door

Observations:• Noted the manual garage door for the one-car garage worked normally.

21. Garage Door 2Good Poor N/I N/P

✖Description:• Location: left-front• Size: double door

Observations:• Noted the manual garage door for the two-car garage worked normally.

22. Retaining WallsGood Poor N/I N/P

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23. VegetationGood Poor N/I N/P

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24. Grading/DrainingGood Poor N/I N/P

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25. Ext. OtherGood Poor N/I N/P

✖Observations:• There was an exhaust vent on the left-center of the house that had a flap thatwas not fully closed. This can allow small animals to enter the pipe. The exhaustvent needs to be repaired/replaced by a qualified contractor.• There was an exhaust vent on the left-front of the house under the eaves thatwas loose. The exhaust pipe was dangling out of the soffit, which can allow smallanimals to enter that area. The exhaust vent needs to be repaired by a qualifiedcontractor.

Loose exhaust vent Exhaust vent with open flap



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Roofing 1. CoveringsGood Poor N/I N/P

✖Description:• Gable• Hip• Shed• Inspection method: Viewed from ground with binocularsMaterials:• Fiberglass Matrix shingles• Standing seam metal

Observations:• Noted limited view of the back of the roof due to low slope of the roof and thesteep slope of the lot.• Noted limited view of the roof on the front-center of the house due to roofjunctions or due to junctions with the exterior of the house.

• There were board(s) mounted on the right-front of the roof at the back corner ofthe roof over the two-ar garage. The nails/screws holding the boards can allowwater infiltration. There could be hidden damage in that area. That area needsto be repaired by a qualified contractor.

Limited view of exterior and roof Board mounted on roof



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Board mounted on roof Limited view of back roof due to slope of roof andlot

2. Drainage SystemGood Poor N/I N/P

✖Description:• Aluminum

Observations:• Noted the inside of the gutters was not visible to determine if there was debris inthe gutters.

3. Roof FlashingsGood Poor N/I N/P

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4. SkylightsGood Poor N/I N/P

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5. ChimneyGood Poor N/I N/P

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6. Roof PenetrationsGood Poor N/I N/P

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7. Attic AccessGood Poor N/I N/P

✖Description:• Pull-down stairsObservation Method:• Viewed with a standard flashlight• Viewed from the floored area to prevent damage to the insulation• Noted limited/no view of the attic in areas away from the floored area/accesshole(s).• Noted there was no view into the front attic space(s).

Observations:• There was thin insulation on the pull-down stairs, which can allow heat transferthrough the stairs. The pull-down stairs are difficult to insulate and there areoptions that can be installed above the pull-down stairs for insulation purposes.The pull-down stairs need to be repaired by a qualified contractor.• There were nails in the diagonal web members of the manufactured roof trussesat the sides of the pull-down stairs. A person may use hose diagonal webmembers as support when they are going up/down the pull-down stairs. Thenails could injure a person, which could make the person fall. The boards needto be repaired by a qualified contractor.

Tin insulation on pull-down stairs Thin insulation on pull-down stairs

Nails in boards in attic



Page 32 of 48

8. Roof StructureGood Poor N/I N/P

✖Description:• Manufactured roof trusses - wood• Sheathing with radiant barrier

Observations:• Noted a radiant barrier installed on the roof sheathing, which limited the view ofthe roof sheathing.

9. Ceiling StructureGood Poor N/I N/P

✖Description:• Manufactured roof trusses - wood

Observations:• Noted the ceiling structure was covered by the insulation and/or flooring in theattic and was not visible during the inspection.

10. Roof InsulationGood Poor N/I N/P

✖Description:• Loose Fill• Batt

11. Roof VentilationGood Poor N/I N/P

✖

12. Roof Vapor RetarderGood Poor N/I N/P

✖Observations:• Noted there was no visible vapor retarder in the attic.



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Plumbing 1. Water Supply SystemGood Poor N/I N/P

✖Materials:• Pex with Plastic fittings• Visible in the basementSource:• Municipal/Community Well

2. Water Distribution SystemGood Poor N/I N/P

✖Description:• Pex with Plastic fittings• Flexible/Braided (fill tubes)• Pex (fill tubes)• Visible in the basement and under the sinks/toilets

3. Drain/Waste/Vent SystemGood Poor N/I N/P

✖Materials:• PVC• Chrome-plated (tail pipes)• Visible in the basement, attic and under the sinks/toiletsDestination:• Septic tank

Observations:• Noted the dishwasher drain pipe did loop up to the top of the cabinet.• Noted mechanical vent(s) built into the drain pipes. Mechanical vents allow airinto the system to facilitate draining but do not allow air/smells out of the system.The air/smells would flow out of the vent pipe on the roof.

4. Water Heater 1Good Poor N/I N/P

✖Description:• Capacity: N/A - tankless water heater• Location: Exterior - right• Fuel source: GasManuf/Model/Serial:• Manufacturer: Rinnai• Model number: RU98e (REU-KB3237WD-US)• Serial number: FG.BA-026483

Observations:• Noted the water heater did not work upon arrival for the inspection. The buildingsuperintendent fixed the water heater near the end of the inspection and itworked normally. The inspector had tested all plumbing fixtures in the house andthey worked. Jason Kmack and Marty Finch tested the plumbing fixtures to makesure they had hot water and that the fixtures were plumbed correctly.

5. Main Water ShutoffGood Poor N/I N/P

✖Location:• Closet - 1st floor hall bathroom



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Multiple shutoffs6. Fuel Storage SystemGood Poor N/I N/P

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7. Fuel Distribution SystemGood Poor N/I N/P

✖Description:• Steel• Corrugated Stainless Steel Tubing (CSST)

Observations:• Noted a gas meter at the house. There was electrical grounding/bondingconnected to the fuel distribution piping.

8. Sump PumpsGood Poor N/I N/P

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9. Bathroom FixturesGood Poor N/I N/P

✖Observations:• Noted the overflow drain in the tub(s) was not tested.

10. Jetted TubGood Poor N/I N/P

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11. Kitchen FixturesGood Poor N/I N/P

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12. Exterior FixturesGood Poor N/I N/P

✖Observations:• Noted standard hose bibs installed on the exterior of the house. Standard hosebibs could freeze during the winter. There were shutoff(s) available that couldturn water off to the hose bibs.



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13. Laundry FixturesGood Poor N/I N/P

✖Observations:• The clothes washer drain pipe was capped and the clothes washer plumbingsupplies and drain were not tested. The clothes washer fixture needs to berepaired and tested by a licensed plumbing contractor.

14. Laundry TubGood Poor N/I N/P

✖Observations:• Noted a drain built into the floor of the laundry room.• Noted a visible drain pipe on the exterior of the house that may flow from thelaundry tub.



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Electrical 1. Service Entrance ConductorGood Poor N/I N/P

✖Description:• 200 amps• 120/240 volts• UndergroundMateials:• Aluminum• Visible inside the main electrical panel only

2. Service GroundGood Poor N/I N/P

✖Observations:• Noted the grounding connections were buried and were not visible during theinspection.

3. Main PanelGood Poor N/I N/P

✖Location:• Garage

4. Main Overcurrent DeviceGood Poor N/I N/P

✖Description:• Breaker

5. Distribution PanelsGood Poor N/I N/P

✖Location:• Garage• Additional space: Yes



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6. Circuit ConductorsGood Poor N/I N/P

✖Description:• Copper• Multi-strand Aluminum for dedicated circuits• Visible inside the electrical panels only

Observations:• Noted the circuit conductors were appropriately sized for the overcurrentdevices. There was a breaker in an electrical panel that had a wire attached to itthat was too small for the breaker. However, the breaker/wire was feeding powerto an outside HVAC unit. The wire was sized above the minimum amperagerequirement of the unit. This is an allowable installation.

• There was a transformer plugged into a receptacle in the right-back of thebasement. There were low voltage wires coming out of the transformer thatwere connected to other low voltage wires. The plug/transformer/low voltagewires were providing power to the lights under the kitchen cabinets. Theplug/transformer/low voltage wires were stretch out through the room away fromthe wall. The wires could pull themselves loose, could be damaged by people inthe basement, etc. The wiring for the lights needs to be repaired by a licensedelectrical contractor.

Stretched plug/transformer/low voltage wires7. Overcurrent DevicesGood Poor N/I N/P

✖Description:• Breakers

Observations:• Noted the Arc Fault Circuit Interrupter breakers did trip when their test buttonwas pressed.• Noted Arc Fault Circuit Interrupter breakers for many of the circuits in the house.



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8. Bathroom ReceptaclesGood Poor N/I N/P

✖GFCI Location:• Master bathroom

Observations:• Noted the bathroom receptacles had GFCI protection. The GFCIreceptacle/breaker was tested and worked. The bathroom receptacles wereproperly wired and grounded.

9. Kitchen ReceptaclesGood Poor N/I N/P

✖GFCI Location:• Kitchen

Observations:• Noted the kitchen receptacles had GFCI protection. The GFCIreceptacles/breakers were tested and worked. The kitchen receptacles wereproperly wired and grounded.

10. Exterior ReceptaclesGood Poor N/I N/P

✖GFCI Location:• Garage

Observations:• There was a Ground Fault Circuit Interrupter (GFCI) switch on the right wall ofthe two-car garage that protected the receptacle on the ceiling of the two-cargarage. The switch did trip electrically by a tester in the ceiling receptacle.However the switch did not trip when its test button was pressed, which indicatesa problem with the GFCI switch. The GFCI switch needs to be repaired/replacedby a licensed electrical contractor.• All of the exterior and basement receptacles were on one circuit. All of thereceptacles were protected by one Ground Fault Circuit Interrupter (GFCI)receptacle in the back of the two-car garage. There were approximately 20receptacles on that circuit. With some many receptacles on one circuit, thebreaker could be overloaded and would trip, which could be a nuisance problem.The circuit needs to be evaluated and repaired by a licensed electrical contractor.

GFCI switch did not trip



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11. Interior ReceptaclesGood Poor N/I N/P

✖Observations:• Noted GFCI receptacle(s) in the 2nd floor laundry room that were tested,worked properly and were properly wired.• Noted a 4-prong receptacle for an electric clothes dryer was properly wired.• Noted all of the accessible receptacles in the house were tested.

• Receptacles in the following locations had no power: - basement , right-center receptacleThus, the receptacles could not be used. The receptacles were marked with pinktape. The receptacles need to be repaired/replaced by a licensed electricalcontractor.• Receptacle(s) in the following locations had no neutral: - 1st floor kitchen, receptacle under sink, top plugThis creates shocking hazards. The receptacle(s) need to be repaired by alicensed electrical contractor.

Receptacle with no neutral Receptacle with no power12. Smoke DetectorsGood Poor N/I N/P

✖Observations:• Noted the presence of Carbon Monoxide detector(s) in the house. The COdetector(s) did alarm when their test button was pressed.• Noted the presence of smoke detectors in the house and they did alarm whentheir test button was pressed. The smoke detectors were linked together so thatif one of them alarmed, all of them would sound.



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13. LightsGood Poor N/I N/P

✖Observations:• The lights in the following locations did not work correctly: - hall bathroom - basement, front-center room - basement, front-left room - basement, right-center - exterior, back-right, beside basement door - exterior, front-left, above one-car garage door - exterior, front-center, at back of two-car garage doorThis could indicate a problem with the bulbs or with the fixtures. The bulbs needto be replaced and the lights need to be tested. If the lights still do not workproperly, the lights need to be repaired/replaced by a licensed electricalcontractor.• The light(s) in the following locations had missing globes: - 1st floor kitchen pantryThis could allow the bulbs to be easily broken, especially in closet(s). Brokenbulbs could injure a person and/or are a health hazard. The light(s) need to berepaired by a qualified contractor.• There was no light on the front porch. Thus, a person would have to walkthrough the area in the dark, which creates a tripping/falling hazard. A lightneeds to be installed by a licensed electrical contractor.

Missing globe14. SwitchesGood Poor N/I N/P

✖Observations:• Noted unidentified switches in the house. The switches may be a pre-wire for aceiling fan/light.• Noted all of the switches in the house were tested.

• There was no switch beside the back door on the 1st floor level to turn a light oninside the house. Thus, a person may have to walk through a dark room to turnon a light, which creates a tripping/falling hazard. A switch needs to be installedby a licensed electrical contractor.

15. Ceiling FansGood Poor N/I N/P

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16. DoorbellGood Poor N/I N/P

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Heat/AC 1. Heat 1Good Poor N/I N/P

✖Energy Source/Area Served/Location:• Electric• Location: closet - 2nd floor hall• Area served: Entire houseDescription:• Heat pump / Split system• Manufacturer: Lennox• Model number: CBX27UH-060-230-6-03• Serial number: 1614K13566• Date Manufactured: 2014/10

Observations:• Noted the heat pump was tested in auxiliary heat mode and did produceadditional heat (above the heat pump only test) at all registers inside the house.The auxiliary heat indicator on the thermostat did work.• Noted the heat pump was tested in heat mode and worked normally.

2. AC 1Good Poor N/I N/P

✖Energy Source/Area Served/Location:• Electric• Location: left• Area served: Entire houseDescription:• Heat pump / Split system• Manufacturer: Lennox• Model number: 14HPX-060-230-19• Serial number: 1914J25464• Date Manufactured: 2014/09

Observations:• Noted the heat pump was not tested in AC mode due to the low outsidetemperature. Testing the heat pump in AC mode could damage the system. Theheat pump was tested in heat mode and the AC should work as equally well asthe heat.• Noted the HVAC system contained R410A as its refrigerant.

• The AC system may not be properly sized for the house. There was a total 5tons of AC at the house. The house was 4100+ square feet. A generic rule is tohave one ton of AC for each 600 square feet. Thus, the HVAC system wasroughly sized for 3000 square feet. This inspection does not perform the loadcalculations that would be performed by a licensed heating/air conditioningcontractor. New construction practices could change that generic rule. If the ACsystem is not sized correctly, it will not be able to properly cool the house. TheAC systems need to be evaluated by a licensed heating/air conditioningcontractor and repaired/replaced as necessary.



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3. Distribution SystemGood Poor N/I N/P

✖Description:• Forced Air• Insulated flexible ducts• Air filter sizes: 20x25x5

Observations:• Noted there was a heating/cooling source for each habitable space. A habitablespace is defined as a space for living, sleeping, eating or cooking,• Noted a filter at the HVAC unit. There were no air filters in the return vent(s).

• There was a dirty air filter in the return vent in the 2nd floor hall at the HVACunit. A dirty air filter can restrict air flow and damage the HVAC system. The airfilter needs to be replaced.• There was potentially poor placement of the air ducts in the multiple locations inthe house. Typically, return vents are placed in the center of the floor/house andsupply registers are placed near an outside wall in the rooms. Thus air wouldflow from outside in to the center of the house. The supply air registers in thefollowing rooms were placed on the side of the room near the center of thehouse: - 1st floor dining room (aid duct at back of room) - 1st floor entry foyer (air duct at back of hall near stairs) - 1st floor back-left bedroom (air duct near door) - 2nd floor front-center bedroom (air duct near door) - 2nd floor master bathroom closet (air duct near door)Thus, the conditioned air may not flow through the room properly, especially theexterior side of the room. This could prevent the room from being properlyheated/cooled. The air ducts need to be repaired by a licensed heating/airconditioning contractor.

4. ThermostatsGood Poor N/I N/P

✖Observations:• Noted there was an HVAC unit and multiple thermostats. The air flow betweenthe different zones was controlled by an automatic dampering system built intothe air ducts. The dampering system uses motorized dampers to control air flowinto different zones in the house. The automatic dampering systems tend tofail/break over time.

• The thermostat on the 1st floor did not work properly. The thermostat wasconstantly flipping between "Sys Off" and "Heat On". Thus, the thermostat wasnot working properly and may not control the HVAC unit properly. The thermostatneeds to be repaired/replaced by a licensed heating/air conditioning contractor.

5. Condensation DrainGood Poor N/I N/P

✖Observations:• Noted the HVAC unit in the closet had its condensation drain piped out of thehouse, had a float switch built into its overflow drain and had an overflow panunder the unit. The overflow pan had a float switch in the pan. The float switchesshould turn the AC system off if water builds up in the pan. The float switcheswere not tested.



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6. Fireplace 1Good Poor N/I N/P

✖Description:• Gas• Pre-fabricated• Direct vent• Self-lighting• Working fan• Location: 1st floor family roomManuf/Model/Serial:• Manufacturer: Heatilator• Model number: NDV426T• Serial number: 0023878507

7. Fireplace 2Good Poor N/I N/P

✖Desription:• Gas• Pre-fabricated• Direct vent• Self-lighting• Location: 2nd floor bonus roomManuf/Model/Serial:• Manufacturer: Hearth & Home• Model number: DV3732• Serial number: 0023894041

8. Chimney/Flue/VentGood Poor N/I N/P

✖Observations:• Noted the vent pipe for the gas fireplace was not visible. This inspection doesnot provide an evaluation of the interior of the chimney/flue/vent pipes.



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Interiors 1. WallsGood Poor N/I N/P

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2. Int. ColulmnsGood Poor N/I N/P

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3. CeilingsGood Poor N/I N/P

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4. FloorsGood Poor N/I N/P

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5. Steps/StairwaysGood Poor N/I N/P

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6. BalconyGood Poor N/I N/P

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7. RailingsGood Poor N/I N/P

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8. Cabinets/CountertopsGood Poor N/I N/P

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9. Int. DoorsGood Poor N/I N/P

✖Observations:• Noted all of the doors in the house were tested.

• The closet door had been removed in the 2nd floor front-left bedroom. Thus,the closet could not be closed. The door needs to be installed by a qualifiedcontractor.• The door from the 2nd floor front-left bedroom to the buddy bathroom had amissing hinge in the center of the door and missing screws in the other twohinges on the door. This could allow movement in the door, which could damagethe door. The door needs to be repaired by a qualified contractor.



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Missing hinge and missing screws in hinges10. Int. WindowsGood Poor N/I N/P

✖Observations:• Noted all of the windows in the house were tested.

11. ClosetsGood Poor N/I N/P

✖Observations:• None of the wood clothes rails in the closets were secured to the brackets.Thus, the clothes rails would move and could fall. The clothes rials need to berepaired by a qualified contractor.

12. Laundry Venting SystemGood Poor N/I N/P

✖Observations:• Noted the laundry vent piping looked typical in the laundry room.

13. Bathroom Venting SystemGood Poor N/I N/P

✖Observations:• Noted each bathroom had an exhaust fan. The exhaust pipe from the fans wasnot visible due to finished surfaces and/or insulation.



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Appliances 1. DishwasherGood Poor N/I N/P

✖Description:• Manufacturer: General Electric• Model number: PDT750SSF2SS• Serial number: VD709846B

Observations:• Noted the dishwasher was plugged into a receptacle under the kitchen sink.The dishwasher could be unplugged as an electrical shutoff.• Noted the dishwasher was tested through a normal cycle but cleaning efficiencywas not tested/determined.

2. Range/CooktopGood Poor N/I N/P

✖Description:• Gas• Manufacturer: General Electric• Model number: PGP943SET2SS• Serial number: ZD705122Q

Observations:• Noted a cooktop mounted into the countertop.• Noted all burners on the range/cooktop were tested but cooking ability was nottested/determined.

3. OvenGood Poor N/I N/P

✖Description:• Electric• Convection oven• Manufacturer: General Electric• Model number: PT7550SF2SS• Serial number: ZD607582Q

Observations:• Noted a double-oven mounted into the cabinet.• Noted there was no visible bake element in the oven but the oven did heat inbake mode.• Noted the bake and broil functions in the oven were tested but cooking abilitywas not tested/determined.

4. Trash CompactorGood Poor N/I N/P

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5. Garbage DisposalGood Poor N/I N/P

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6. Range Hood/Vent FanGood Poor N/I N/P

✖Description:• Fan on microwave oven vented to the outside

Observations:• Noted the exhaust fan was tested but its ability to remove odors was nottested/determined.

7. Microwave OvenGood Poor N/I N/P

✖Description:• Manufacturer: General Electric• Model number: PVM9215SF1SS• Serial number: MD234536B• Date manufactured: 2014/07

Observations:• Noted the microwave oven was tested by heating a small cup of water for oneminute. The cooking ability of the microwave oven was not tested/determined.

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