new south property inspections inc. dba national property...

New South Property Inspections Inc. DBA

National Property Inspections

Harry Potter, 111 Valdemort Dr., Hogwarts, NC, 22222

Tuesday, January 15, 2013InspectorInspectorInspectorInspector

Wes Grant704-221-2220

[email protected] #3238 SC #RBI.48462

Wes Grant NC License #3238 / SC License #RBI 48462

Inspection Date : Inspector: Wes Grant Email: [email protected]

1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462

" Independently Owned and Operated " ©1996-2013 of 68




GENERAL INFORMATION

GENERAL CONDITIONS AT TIME OF INSPECTION :

YesProperty Occupied : Property Faces : þ North ¨ South ¨ East ¨ West

Estimated Age Of Property : 18 Year(s) Weather : Rain Temperature : 66 F

Soil Conditions : ¨ Dry þ Damp/Wet

Snow ¨ Frozen¨Type of Property : þ Single ¨ Multi

Persons Present : ¨ Buyer ¨ SellerPrimary Construction : þ Wood ¨ Block ¨ Brick

¨ Buyer's Agent ¨ Seller's Agent

DEFINITIONS :Below are listed the definitions used throughout the report to describe each feature of the property.

ACC (ACCEPTABLE) The item/system was performing its intended function at the time of the inspection.

MAR (MARGINAL) The item/system was marginally acceptable. (It performed its designed function at the time of theinspection. However, due to age and/or deterioration, it will likely require early repair orreplacement.)

NI (NOT INSPECTED) The item/system was not inspected due to safety concerns, inaccessibility and/or concealment orseasonal conditions.

NP (NOT PRESENT) The item/system does not exist or was visually concealed at the time of the inspection.

DEF (DEFECTIVE) The item/system failed to operate/perform its intended function, was structurally deficient, was unsafeor was hazardous at the time of the inspection.

SCOPE OF THE INSPECTION :National Property Inspections wishes to remind you, every property requires a certain amount of ongoing maintenance,such as, unclogging drains, servicing of furnaces, air conditioners, water heaters, etc. This property will be no exception. Itis suggested that you budget for regular maintenance/repairs.

The following report is based on visual inspection only of the accessible areas of this property. Please read and study the entire reportcarefully.

Interior Locations References: Interior Locations References: Interior Locations References: Interior Locations References: Unless a room or area has a specific normally recognized name, e.g., "Kitchen" then all rooms are referenced as if I am out front facing with the front of the house in my visual field whether or not the front door faces the street. Here is an example the second floor front left corner bedroom would be found by imagining yourself standing outside at the front of the house and facing the front door then looking up and left. A 2nd floor back right corner room would be found by standing out front and facing the front door from outside then at the back right corner upper room. Object locations are as if I am in the room. Example, the 2nd floor front corner bedroom's side window has a broken pane of glass in the upper right corner. The room location would be identified by the paragraph above then once in that room it is the side window's upper right corner.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Exterior Location References: Exterior Location References: Exterior Location References: Exterior Location References: are referenced this way, I am standing out front and facing the front of the house with the front of the house in my visual field whether or not the front faces the street, right and left sides are to my respective right and left from this position. I reference the back of the house as if I am out back facing the back of the house, I do not reference the back as if I am out front looking through the house.

A note about Contractors: A note about Contractors: A note about Contractors: A note about Contractors: Sooner or later during the ownership of your home you will have occasion to call in a plumber, electrician or other trade. Typically you will hear them say "your home inspector should have told you about this". Why does this happen? It seems everyone has their own internal opinion about what a home inspection is but few understand how your home inspection is really conducted. Homes just a couple of years old no longer will meet current standards, methods of construction or building codes. A professional home inspection is to inform you about the current condition of the home, not the way it might fail, might not be current or advise you about the materials and methods used to build its various systems. Our job as Home Inspectors is to observe that the systems of the house are functioning as intended considering normal wear and tear, on the day of the inspection. Not on move in day, the next day, next month, etc. Drains clog, electric systems fail, hidden structural defects show up, roofs leak, mechanical Ac and heat systems break down. Sometimes right after I leave the house and often in homes that are still occupied and in use. There is no incentive for current occupants to admit that something failed or they broke something between the time I inspected the house and the time you move in. People will act in their own best interest. Most contractors would state that your house on the day I inspected it could use upgrades of the various systems to more modern standards to prevent failures. That is what they think we told you. We will not and did not recommend upgrades, remodeling or suggest that a home be brought to current building standards and we explicitly told you this is not a building code inspection. There are many reasons for this but it has to do with many conflicting interests and the way the state legislature has written the law. So remember that when a person says "your home inspector should have told you this" you can respond "my home inspector stated it was functioning as intended on the day he inspected it" and hand them a copy of the NC Standards of Practice. Ask them to read it. Contractors are not inspectors and rarely do they read or understand the Standards of Practice that we are required by law to operate under.

Limitations: Limitations: Limitations: Limitations: Detached buildings, sheds, carports, fences, and gates are not inspected and are excluded from the report.Fences, hot tubs, pools, water features, play ground equipment, low voltage systems or lighting, lighting not attached to the house, light fixtures on any type of sensor, and lawn irrigation equipment are not inspected and are excluded from the report.

Pre Pre Pre Pre ---- Listing Inspection: Listing Inspection: Listing Inspection: Listing Inspection: This inspection was performed for the property owner selling this property and was inspected according to standards and practices. The comments made in this report were based on the condition of the home at time of inspection. There is no warranty from the inspector and or inspection company. For a fee, the Inspector/Company can return and review the inspection, or inspect the home again. The proposed buyer can hire a different inspector if desired. Different inspectors can find different things sometimes on the same home. The Company and or the inspector are not responsible for any discoveries included or not found. As this inspection report ages, the condition of this home and its components can change. It is a pleasure serving you.

BASIC PREMISE OF A PROPERTY INSPECTIONThe purpose of a property inspection is to find out if there are any MAJOR problems with any of the structural or mechanical systems of the home, which could significantly affect the value of the property. As your inspector goes through his procedure to discover any major problems, he will uncover many minor problems. We make no claim we can find all the minor problems, but all those we observe will be on the report, whether major or minor. The purpose of the inspection is NOT to identify each and every maintenance task.

Inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, microbial type growth, fungi, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.

The inspection performed is a visual inspection only and does not contemplate or involve the dismantling or moving of any object, furnishings or portion of the premises. Latent and concealed defects and deficiencies are excluded from the inspection.

THIS INSPECTION AND REPORT IS NOT A WARRANTY, GUARANTEE, INSURANCE POLICY OR SUBSTITUTE FOR ANY DISCLOSURE STATEMENT WHETHER OR NOT IT IS REQUIRED BY LAW.

No representation is made as to how long any equipment will continue to function. This inspection is limited to the real property and does not include personal properly unless so indicated in this inspection report. Maintenance and other items may be discussed, but they are not a part of our inspection.

THE FOLLOWING ARE

OUTSIDE THE SCOPE OF THIS INSPECTION:

(Unless contracted for an additional fee)

- Detached ancillary buildings (including detached parking structures).

- Conditions that are located in concealed or inaccessible portions of the premises, such as items that are underground or contained within fixtures, walls, or within other closed portions of the building, or concealed by furnishings, personal property or vegetation.

- Termites, dry rot, mold, fungus, other pests, organisms, or rodents. By law, only a licensed pest control operator can inspect for these conditions.

- Structural, geological, and hydrological stability or soils conditions; wave action reporting; any form of engineering analysis.

Note: Only licensed engineers can conduct such evaluations.

- Technically complex systems or devices such as alarm systems, fire detection systems, solar systems, air quality control systems, radio or computer controlled devices, automatic timer controls, elevators and dumb waiters; satellite


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





- Low voltage electrical systems, including but not limited to TV antenna, TV signal cables, telephones, intercoms, security systems, speaker wires, automated equipment, and landscape lighting

- Easements, rights of ways, boundaries, conditions of title, zoning, previous use of occupancy determination, verification that existing structures and/or repairs were completed in accordance with local code requirements or that they were completed with a building permit, requirements of Americans with Disabilities Act (A.D.A.).

- Environmental hazards, including but not limited to, asbestos, lead, radon gas, mold, formaldehyde, electro-magnetic fields, underground storage tanks, PCB's or other toxins.

- Notification of product recalls.

- Private water or private sewage systems or related equipment such as wells, septic systems, sewage pumps, water softeners, water purification systems, unless tested under separate contract.

- Building or property measurement and value appraisal; determination of life expectancy; cost estimates for corrective work.

- Swimming pools, hot tubs, spas, waterfalls, ponds, fountains, saunas, steam baths, or similar fixtures and related equipment.

- Cosmetic finishes and conditions; free standing or portable equipment; landscaping and foliage; noise transmission; determination of odors.

- Unique systems with which the "INSPECTOR" is unfamiliar or any component that is specifically listed as not inspected on the inspection report.

CONFIDENTIALITY OF REPORT

The inspection report is for the exclusive private use of the "CLIENT". The "CLIENT" will be issued one copy of the report for distribution to his/their agent or to the property owner. This report is confidential and is not to be copied or disseminated to any other party without the expressed written consent of the "INSPECTOR" or "CLIENT". Use of all disclosures contained in the report is specifically restricted to the transaction for which the inspection was performed. Use of or reliance upon the report by other parties, or for other transactions, is strictly prohibited.

Note: This report is copyrighted.

LIMITS OF INSPECTION

"CLIENT" understands that the " INSPECTOR" is a generalist, that the "GENERALIST" type inspection and report is an UNBIASED OPINION BASED UPON the EXPERIENCE OF the individual "GENERALIST" INSPECTOR, and that the inspector is NOT AN EXPERT IN EVERY CRAFT OR PROFESSION.

"CLIENT" AGREES TO ASSUME ALL THE RISK FOR CONDITIONS WHICH ARE CONCEALED FROM VIEW OR INACCESSIBLE BY THE "INSPECTOR" AT THE INSPECTION.

GENERALIST VISUAL INSPECTION

The "CLIENT" requested the Generalist Visual Inspection of the readily accessible areas of the structure(s). The "INSPECTOR'S" liability for errors and omissions in the Generalist Visual Inspection is limited to a refund of the fees paid. The liability of the "INSPECTOR'S" principals, agents, and employees is also limited to the fees paid. This liability limitation is binding upon "CLIENT", as well as his/their spouses, heirs, principals, assignees, and anyone else


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





who is damaged or has to pay expenses of any kind because of mistakes or omissions in this inspection and report. "CLIENT" agrees to immediately accept a refund of the fees paid as full settlement of any and all claims which may ever arise from the inspection and report, and as the maximum amount that may be due for any error or omission by the "INSPECTOR".

DISPUTE RESOLUTION

Should "CLIENT" have a complaint against the "INSPECTOR", prior to any alteration, repair or replacement, "CLIENT" shall provide reasonable notice to, and permit an inspection of the condition(s) which gave rise to the complaint, by the "INSPECTOR" or appointees thereof. "CLIENT" agrees to hold the "INSPECTOR" harmless for any and all claims relating to conditions that are altered or repaired without said notice or inspection.

ARBITRATION: If I make a claim against the Inspector / Company for an alleged error, omission or other act arising out of this inspection report and fail to prove such claim, I will pay all attorney's fees, arbitrator's fees, legal expenses and costs incurred by the Inspector / Company in the defense of the claim. Any and all unresolved disputes, except one for non-payment of fees, shall proceed to binding arbitration conducted in accordance with the construction industry rules of the American Arbitration Association, except that the parties shall select an arbitrator who is a Licensed Home Inspector with at least 6yrs full time experience. The arbitrator shall conduct summary judgment motions and enforce full discovery rights as would a court, and shall follow the substantive rules of law.

STATUTE OF LIMITATIONS: The parties agree that no action may be brought to recover damages against the "INSPECTOR" more than one year after delivery of the "INSPECTORS" written report to the "CLIENT".

I/WE HAVE READ,UNDERSTAND AND AGREE TO ALL OF THE ABOVE TERMS AND CONDITIONS. I/WE ALSO AGREE TO CAREFULLY READ THE ENTIRE INSPECTION REPORT.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





GRADING / DRAINAGE ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨

¨ Positive Slope ¨ Negative Slope ¨ Ponding¨ Near Level

Comments : Maintenance: Shrubs, plantings and or vegetation near or in contact with the structure. This can create moisture problems and provide a harborage for insects. Recommend keeping all vegetation trimmed to at least 18 inches away from the structure.

Limitations: Exterior inspections are conducted to meet the requirements of the North Carolina Standards of Practice (SOP). All limitations of those standards apply. You agreed in your contract to read them. You were sent a web link or the standards were emailed. This inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition of anything underground. Decks and porches are often built close to the ground, where no viewing or access is possible. These areas as well as others too low to enter, or in some other manner not accessible, are excluded from the inspection and are not reported on. We routinely recommend that inquiry be of the seller concerning prior repairs. 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, etc. whether inside or outside the house; areas and components obscured by insulation; solar roofing components; any comments made regarding these items is a courtesy only. We do not determine that the roof has absolutely no leaks at the time of the inspection, and we do not determine that the roof won't leak in the future, including the minute after we leave the property. It is prudent that you consider any reported water stains whether on the interior or exterior of the building as active water leaks until determined or demonstrated otherwise. Detached buildings, sheds, carports, fences, and gates are not inspected and are excluded from the report. Retaining walls that do not affect the house are not inspected and are excluded from the report. Fences, hot tubs, pools, water features, play ground equipment, low voltage systems or lighting, lighting not attached to the house, light fixtures on any type of sensor, and lawn irrigation equipment are not inspected and are excluded from the report. Most inoperative light fixtures will just need bulb replacements or operation was not noticed because the switch was not in an obvious location. We are not required to and do not chase down the identity of light switches or fan controls. Fixtures with multiple bulbs will not be reported on as long as one bulb in the fixture works. Ceiling fans operated by pull chains or by remote controls will not be inspected or operated unless the control is obviously available or the pull chain is reachable by the inspector with his feet on the floor. However single light bulb fixtures where the switch is obvious and the light did not work today are reported on because we cannot determine if the fixture actually has power.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





DRIVEWAY ¨ Monitor Condition ACC MAR NI NP DEFþ Recommend Repairs ¨ ¨ ¨ ¨ þ

þ Concrete ¨ Asphalt ¨ Brick ¨ Gravel

þ General Deterioration þ Cracks þ Settlement ¨

Comments : The driveway is concrete.1.0 - The driveway is heaving at the right side and evidence suggests it may be due to tree roots. These roots will continue to spread and are very powerful with the ability to break concrete foundations and easily damage plumbing pipes causing thousands of dollars in damage. The heaving of the driveway has not yet caused significant damage, however if left as is, damage could become worse. We recommend further evaluation by a qualified landscape contractor to develop corrective measures to prevent further damage and also a concrete contractor to repair heaving damage.

Driveway: 1.0 - heaving of driveway Driveway: 1.0 -2 inch heaving @ driveway

Driveway: 1.0 - heaving and cracking Driveway: 1.0 - cracks in driveway


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





WALKS / STEPS ¨ Monitor Condition ACC MAR NI NP DEFþ Recommend Repairs ¨ ¨ ¨ ¨ þ

¨þ Concrete ¨ Flagstone ¨ Brick ¨ Wood

¨ General Deterioration ¨ Handrail Loose / Missing þ Cracks / Settlement þ Tripping Hazard

¨ Poor Earth / Wood Clearance

Comments : The side walk is concrete. There are no exterior steps. 2.0 - The concrete pedestrian walk way at front of house has significant heaving and is now sloping toward the home. This will allow water to pond at front porch and create moisture issues which during winter will freeze and cause sliding or other safety hazards. The heaving sections of concrete form tripping hazards and we recommend repair or replace by a professional contractor for safety.

Walks / Steps: 2.0 - 3 inch heave at walkway Walks / Steps: 2.0 - walk sloping towards front

PORCHES / STOOPS ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨

¨ Enclosed þ Open

¨ General Deterioration ¨ Settlement ¨ Poor Earth / Wood Clearance ¨ Handrail Loose / Missing

Comments : The porch is open and covered, constructed of concrete and brick with 4x4 post helping to support the roof overhang.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Porches / Stoops:

DECKS / BALCONY ¨ Monitor Condition ACC MAR NI NP DEFþ Recommend Repairs ¨ ¨ ¨ ¨ þ

þ Wood ¨

þ General Deterioration þ Defective Posts / Boards ¨ No Footings Evident þ Poor Earth / Wood Clearance

¨ Needs Joist Hangers ¨ Not Bolted To House Railing / Handrail Loose ¨ Rail Opening Unsafeþ

Comments : The deck is wood.LIMITED VISIBILITY: The deck has lattice panel around the perimeter or is built on or close to grade which blocks visual access to observe the under deck construction methods. Inspector could not determine if deck is properly bolted to house and if deck joist are supported by joist hangars, ledger board or simply toe nailed to the deck wrap board. We will not accept liability for issues undiscovered due to lack of visibility.

3.0 - Inspector noted the following concerns regarding the deck: We observed multiple deck boards warping with nails backing out and ends of boards lifting and pulling away from structure as well as heaving in the middle areas of deck which create a bulge and this allows water to slope back towards the back door and also creates a tripping hazard. The lifting deck board creates a safety hazard as nail pops and lifted ends can damage bare feet and or family pets. We recommend further evaluation by a qualified deck contractor and repair or replace as deemed necessary by that contractor.

3.1 - The guard rail strength is a defect. The design strength of a guard rail should resist a 200-pound concentrated load applied at any point in any direction along the handrail or the top of the guard. We recommend further evaluation and repair by a professional deck contractor.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Decks / Balcony: 3.0 - warping boards Decks / Balcony: 3.0 - Heaving at center of deck

Decks / Balcony: 3.1 - guard rail very loose Decks / Balcony: 3.1 - Guard rail very loose

FENCES / GATES ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs ¨ ¨ þ ¨ ¨

þ Wood þ Plastic / PVC ¨ Chain Link ¨ Masonry

¨ Wrought Iron ¨

¨ General Deterioration ¨ Leaning ¨ Rotting ¨ Portion(s) Missing

¨ Needs Repairs ¨

Comments : Fences, hot tubs, pools, water features, play ground equipment, low voltage systems or lighting, lighting not attached to the house, light fixtures on any type of sensor, and lawn irrigation equipment are not inspected and are excluded from the report.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





ROOFING ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨

Age : ? Year(s) Design Life : 15-20 Year(s) Layers : 1 70 % Visible

¨þ Visual From Ground ¨ Walked On þ Ladder at Eaves Snow Covered¨þ Asphalt / Composition ¨ Wood Shake ¨ Wood Shingle Tile¨¨ Tar and Gravel ¨ Metal ¨ Rolled Composition Slate

¨ Membrane ¨

¨¨ Suspected Leak(s) ¨ Missing Shingle(s) ¨ Cupping/Curling/Lifting/Brittle Previous Repairs Noted¨¨ Excessive Granular Loss ¨ Bubbling ¨ Trim Trees / Branches Improper Installation

Comments : Leaks not always detectable.

The roof style is gable. The roof covering is composition asphalt shingle. The roof was viewed from ground with binoculars and a ladder at eaves due to steep roof pitch or height of roof and weather conditions on day of inspection.

Asphalt/Fiberglass Shingles: Most newer asphalt roofing products are reinforced with glass fibers to improve the strength of the base felt. Some of these products, however, are susceptible to manufacturing defects that may or may not affect roof function. The manufacturer or qualified roofer should be consulted if there are any reported or suspected concerns.

Roof Systems: The water tightness of a roofing system is dependent on the proper installation of the roofing material and underlayment, it's physical condition, and the proper function of all flashings (metal or other membrane installed at protrusions through the roof, such as vent pipes, skylights and valleys). While general roofing conditions were reported, this report is not a guarantee the roof is or will be watertight or leak free. Faults can certainly go unnoticed due to viewing conditions, angle of observation and slope of the ground around the house. Most roof flashing is not visible and we certainly cannot see all the roof flashings or be sure that flashing is installed at all locations where it should be. Some issues can only be noticed or discovered by living in a house for a time. Roof issues may take several rain cycles to expose. Roofs only leak when there is moisture on them and it is impossible to detect an active leak on a dry roof. We do not determine that the roof has absolutely no leaks at the time of the inspection, and we do not determine that the roof won't leak in the future, including the minute after we leave the property. It is prudent that you consider any reported water stains whether on the interior or exterior of the building as active water leaks until determined or demonstrated otherwise.

Inspection Limitations: The evaluation of a roof is primarily a visual assessment based on general roofing appearances. The verification of actual roofing materials, installation methods, or roof age is generally not possible. Conditions such as hail damage or the lack of underlayment may not be readily detectable and may result in latent concerns. As the inspection was restricted to viewing from the ground and/or was affected by weather conditions or other limitations, a roofer's assessment would be advisable, particularly if the roofing is old or age is unknown.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





FLASHING/VALLEYS ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨

þ Metal þ Composition / Membrane ¨

¨ General Deterioration ¨ Rust ¨ Improper Installation ¨ Suspected Leak(s)

¨ Exposed Nails ¨ Previous Repairs Noted ¨ Filled with Debris

Comments : The flashing is metal and rubber. Plumbing Vents/Stacks: The flashing/boot seal at plumbing vents are prone to leakage. All vent pipe flashings should be checked periodically and should be repaired and/or sealed as needed. Vent stacks must have adequate clearance from windows and other roof or wall openings or vents.

CHIMNEY ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs ¨ ¨ þ ¨ ¨

¨ Brick / Masonry þ Framed ¨ Metal ¨

¨ General Deterioration ¨ Suspected Leak(s) ¨ Deteriorated / Missing Cap ¨ Improper Height

¨ Separated from House ¨ Unlined ¨ Deteriorated Brick / Mortar ¨ Out of Plumb

Comments : Flue not inspected. Annual cleaning is recommended.

The chimney is sided. Investigate Further: Interior sections of the fireplace chimney flues were not observed/inspected. Further observation/investigation is recommended. The National Fire Prevention Association (NFPA) recommends that a Level II inspection be performed whenever a home is sold. This involves cleaning and inspection of the flue. A qualified chimney sweep should be engaged.

Chimney: Chimney:


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





GUTTERS/DOWN SPOUTS ¨ Monitor Condition ACC MAR NI NP DEFþ Recommend Repairs ¨ ¨ ¨ ¨ þ

þ Aluminum ¨ Copper ¨ Steel ¨ Vinyl ¨

¨ Missing ¨ Rust / Corroded ¨ Leaking ¨ Looseþ Filled with Debris ¨ Misaligned þ Missing Extension / Splash Block

Comments : The gutters are aluminum.4.0 - The guttters installed on the home are filled with debris which will cause water to back up and into the facia and lower roof & soffit areas which can cause water damage to the wood components of the home. We recommend cleaning gutters to improve drainage functions and prevent water damage.

4.1 - Gutters are holding water and leaking. Leaking gutters can cause significant damage to wood facias of a home which may result in expensive repairs. Recommend further evaluation and repair or replacement by a qualified gutter or roofing contractor.

4.2 - Splash Blocks/Extensions: To minimize water ponding at the foundation and the potential for interior water penetration, downspout extensions or splash blocks should be utilized at the termination points of all downspouts/roof drains. Maintain a positive slope away from the house and discharge downspouts a reasonable distance away from the foundation.

Gutters/Down Spouts: 4.0 - gutters full of debris Gutters/Down Spouts: 4.1 - leaking gutters


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Gutters/Down Spouts: 4.2 - no splash block


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





EXTERIOR SURFACE ¨ Monitor Condition þ Recommend Repairs

ACC MAR NI NP DEF

EXTERIOR SIDING & TRIM ¨ ¨ ¨ ¨ þ

EXTERIOR FAUCETS Location : Front & Rear of house ¨ ¨ ¨ ¨ þ

EXTERIOR ELECTRICAL OUTLETS ¨ NO GFCI ¨ ¨ ¨ ¨ þ

EXTERIOR LIGHT FIXTURES þ ¨ ¨ ¨ ¨


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





þ Wood ¨ Metal ¨ Vinyl ¨ Stucco

¨ Synthetic Stucco ¨ Composite ¨ Veneer ¨ Brick ¨

¨ General Deterioration ¨ Needs Paint ¨ Missing / Loose ¨ Cracked

þ Needs Caulk / Seal þ Poor Earth / Siding Clearance

Comments : The exterior cladding is hardboard composite siding, the trim is wood, the soffits are wood. The fascia is wood, the wall framing is wood.

Hardboard/MasoniteHardboard or Composite wood sidings are made from various combinations of wood veneers, fibers or flakes, bound together with glues, resins, and/or waxes. Several different types and brands of engineered wood siding have experienced moisture-related failures due to product or installation defects, or improper maintenance. Class action lawsuits (national- and state-level) have been filed against several manufacturers. Note: Settlements have been reached in some cases; others are pending or have been dismissed. Continual maintenance and/or inspections are advised.

Maintenance: The caulking around components such as but not limited to windows, doors and exterior wall penetrations (pipes, electrical outlets, condensation lines, cables etc...) at various areas around the house need to be caulked/sealed, open voids and or missing cracked caulking observed.

Limitations: Exterior inspections are conducted to meet the requirements of the North Carolina Standards of Practice (SOP). All limitations of those standards apply. You agreed in your contract to read them. You were sent a web link or the standards were emailed. This inspection is visual in nature The NC Standards of Practice requires operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles, windows and doors located inside the house, garage, and on the dwelling's exterior walls. Representative means for multiple identical interior or exterior components, one such component in each interior room and one each on the exterior of the building. Exception is that all exterior doors excluding screen and storm doors will be operated. Exterior paint and caulk weathers, cracks and requires continual maintenance. Reporting of missing and/or minor caulk shrinkage and paint peeling at trim, window/door openings, between siding boards, porch railings, balusters, decks and at other transitions as well as unpainted ends at the base of corner boards/trim, etc are not inspected and are excluded from the report. Maintenance or normal wear and tear items are not required to be and are not reported.

Only a representative inspection of the exterior coverings and trim is done for example, siding, brick veneer, doors, windows and other common components. We cannot see or investigate every piece of siding, wood trim, doors and windows on the house in the limited time frame of a home inspection. Areas higher then we can reach with our feet on the ground cannot be probed for damage. This is for your information. Fences, low voltage systems or lighting, lighting not attached to the house, light fixtures on any type of sensor are not inspected and are excluded from the report.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





5.0 - At the soffit at left front corner of garage, there is a hole, this allows easy access for pest and vermin. We recommend repair to prevent pest intrusion.

5.1 - Earth to siding or surface to siding clearance is insufficient at rear of house. A six inch clearance is desirable between this type of siding material and any surface or earth to prevent water from being wicked up into the siding. No water damage was observed on day of inspection, however we recommend monitoring and if water intrusion or damage is observed, contact a qualified contractor to repair or replace as needed.

5.2 - The exterior faucets of home leak at the stem, this is a waste of water. This is normally a very simple repair using common building practices by a competent handyman and we recommend repair for water conservation and also to prevent corrosion of the pipe at spot of leak.

5.3 - Exterior outlets at rear have broken covers and also do not have waterproof and tamper resistant covers. This is a safety / shock hazard and we recommend installation of these safety features by a licensed and qualified electrician.

Exterior Surface: 4.0 - hole in soffit Exterior Surface: 5.1 - NSF siding clearance

Exterior Surface: 5.2 - leaking faucet Exterior Surface: 5.3 -


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





WINDOWS ¨ Monitor Condition ACC MAR NI NP DEFþ Recommend Repairs ¨ ¨ ¨ ¨ þ

¨ Wood ¨ Vinyl þ Metal ¨

þ Insulated Panes ¨ Single Pane ¨ Window Wells

¨ General Deterioration þ Needs Caulk / Seal ¨ Defective / Damaged Storm Windows

¨ Needs Paint / Finish ¨ Fogged ¨ Painted Shut

Comments : The windows are vinyl coated metal and are insulated pane with tilt feature and single hung.Maintenance: The caulking around components such as but not limited to windows, doors and exterior wall penetrations at various areas around the house need to be caulked/sealed, open voids and or missing cracked caulking observed.

6.0 - Observed the plastic guides (tilt switch) on inside track of master bath windows are damaged or missing. This affects the normal operation of the window and we recommend repair or replace by a qualified window contractor to restore window functionality.

Windows: 6.0 -


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





EXTERIOR DOORS ¨ Monitor Condition ACC MAR NI NP DEFþ Recommend Repairs ¨ ¨ ¨ ¨ þ

þ Wood þ Metal ¨ Vinyl ¨ Fiberglass ¨

¨ General Deterioration ¨ Delaminated / Damaged ¨ Missing / Damaged Hardware ¨ Doorbell Inoperative

¨ Screen / Storm Door Damaged þ Evidence of Leak(s) þ Repair/Replace Weather-Strip þ Needs Caulk / Seal

Comments : The exterior doors are metal and wood with insulated pane glass. Front door bell did not work on day of inspection. Per the NC Standards of Practice, this is not considered a reportable defect as it is a low voltage system so this is for your information only. 7.0 - Evidence of water intrusion observed at the back door threshold. Over time this may cause damage to sub floor wood components and / or flooring. We recommend further evaluation by a qualified contractor and repair as deemed necessary by that contractor to prevent severe damage and expensive repairs if not corrected now.

7.1 - Door weather stripping is torn, missing or damaged at front and rear doors. This will allow cold air and wind driven rain water to enter home and conditioned air to escape home under the doors. We recommend replacement for thermal and energy efficiency and to prevent water intrusion.

7.2 - Evidence suggesting wood rot was observed at the door trim / brick molding or jambs. Rot is like a cancer and will spread and cause more damage if not repaired. We recommend repair by qualified contractor.

Exterior Doors: 7.0 - Exterior Doors: 7.0 -


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462






FOUNDATION ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨

¨ Concrete Block þ Concrete þ Slab ¨ Post / Pier¨ Insulated Concrete Forms (ICF)¨ Brick ¨ Stone ¨ Wood

¨ General Deterioration ¨ Horizontal Cracks ¨ Step Cracks ¨ Vertical Cracks

þ Limited Observation ¨ Needs Caulk / Seal ¨ Trim Vegetation ¨ Sub-Grade Entryway

LIMITED VISIBILITY: There are construction debris and low siding as well as a dog kennel around many areas of the exterior and this blocks visual access to observe areas of the exterior foundation. We will not accept liability for issues undiscovered due to lack of visibility.

The parget (coating) is cracked at the right side of house. This crack follows the block lines of the foundation. Recommend monitoring the cracks and if they become wider than 1/4 inch, contact a licensed professional contractor for further evaluation and repair.

Comments :

Foundation: Foundation:


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Foundation: Foundation:

GARAGE/CARPORT ¨ Monitor Condition þ Recommend Repairs

þ Attached ¨ Detached ¨ Carport

ACC MAR NI NP DEFþ One Car ¨ Two Cars ¨ Three or More Cars

FLOOR/WALLS/CEILING/ELECTRICAL ¨ ¨ ¨ ¨ þ

ROOF þ ¨ ¨ ¨ ¨

SIDING/TRIM þ ¨ ¨ ¨ ¨

¨ General Deterioration ¨ Settlement / Movement þ Obscured / Limited View ¨ Cracked

¨ Outlets NOT GFCI Protected ¨ Electrical Deficiencies

Comments : Due to owners personal storage items blocking access to floors, walls and electrical outlets, most of the outlets were not inspected or tested and most areas of the walls, floor slab were not visible and specifically excluded from this report and the inspection and we will not accept liability for any issues discovered after the garage is cleared out.

8.0 - The header supporting the garage span is sagging at the top right corner of garage opening. This may be a structural issue that could become worse over time and we recommend further evaluation by a licensed professional general contractor and repair or replace as deemed necessary by that contractor.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Garage/Carport: 8.0 - sagging header Garage/Carport: 8.0 - close up of sag

Garage/Carport: personal storage and carpet

OVERHEAD GARAGE DOORS ¨ Monitor Condition ACC MAR NI NP DEF

# of Openers : 1¨ Recommend Repairs þ ¨ ¨ ¨ ¨

¨ Wood þ Metal ¨ Fiberglass ¨

¨ General Deterioration ¨ Loose Track ¨ Repair / Replace Weather-Stripping

¨ Missing / Damaged Hardware ¨ Damaged / Inoperative ¨ Repair / Adjust Automatic Reverse

Comments : The door is metal. The opener is a Power Drive. The automatic jam reverse function of the garage door opener does reverse when met with resistance.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Overhead Garage Doors: Overhead Garage Doors:

GARAGE PEDESTRIAN DOOR INTO HOUSE ¨ Monitor Condition ACC MAR NI NP DEFþ Recommend Repairs ¨ ¨ ¨ ¨ þ

þ Solid Core ¨ Hollow Core þ Metal ¨

¨ General Deterioration þ Repair / Replace Weather-Stripping / Seal

¨ Non-Fire Rated Assembly ¨

Comments : The door is metal and wood.9.0 - The weather strip is torn, damaged or missing at the garage pedestrian door, we recommend repair or replacement for thermal efficiency.

Garage Pedestrian Door into House: 9.0 - torn weatherstrip


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Attic / RoofMethod of Inspection þ Physical Entry ¨ Visual from Access ¨ No Access / Limited View 50 % Visible

ATTIC / ROOF FRAMING/SHEATHING ¨ Monitor Condition ACC MAR NI NP DEFþ Recommend Repairs ¨ ¨ ¨ ¨ þ

¨þ Trusses ¨ Rafters þ Plywood / Panel Boards / OSB¨ Delaminated¨ Broken Rafters / Trusses ¨ Deflection þ Water Stains / Suspected Leak(s)

Comments : Leaks not always detectable.

The roof framing is truss. The roof decking is OSB type plywood. The attic was entered and inspected with flashlight and probing tool.

Limitations: Attic inspections are conducted to meet the requirements of the North Carolina Standards of Practice (SOP). All limitations of those standards apply. Further restrictions include but are not limited to the following. Attics are inspected from accessible openings. Accessible openings include pull downstairs, wall scuttle openings and ceiling scuttle openings that are accessible from a six-foot ladder. Areas of the attic with ceiling scuttles that are not accessible from a sixfoot ladder will not be inspected. Attic spaces that can be entered will only be inspected from the plywood covered areas. We are not required to and do not walk on ceiling rafters or compact the insulation. All attics contain spaces that are not safely accessible in the inspector's opinion and cannot be inspected. Attic spaces will be inspected by viewing with the installed lighting, natural lighting or a small hand-held flashlight.

Only a very limited visual inspection of most areas of the attic was performed. This is common, it is very unusual to be able to walk and see all areas of the attic space in any home. I make no representation to areas of the attic which I could not see. Attics are inspected from the following areas only, from the entrance of wall or ceiling scuttles (I do not enter wall scuttle areas), openings of pull down stairs and floored areas surrounding ceiling openings that have 60 inches of head clearance. If this is of concern to you, you should have a qualified person/contractor further investigate and advise you accordingly.

10.0 - The chimney framing as viewed from the attic has very dark water stains on the left side. While these areas were dry today, dark water stains are usually indicative of small active leaks and should be checked by a qualified contractor. The repair person may find other leaks during their evaluation. In most houses it is very difficult and nearly impossible to determine small active leaks from leaks that may have been ignored and allowed to cause dark water stains before repairs were made. The wood at the leak stain was deteriorated and dry rotted and needs to be replaced. All work to be performed by a qualified contractor.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Framing/Sheathing: 10.0 - leak evidence Framing/Sheathing: 10.0 - rot in wood

ATTIC / ROOF VENTILATION ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨

þ Gable þ Ridge ¨ Soffit ¨ Static Vent ¨ Turbine

¨ Powered Vent ¨ Attic Fan ¨ Whole House Fan ¨ No Venting

¨ Additional Vents Needed ¨ Obstructed Air Flow ¨ Clothes Dryer / Exhaust Fans Vented Into Attic

Comments : The ventilation is ridge and gable.

ATTIC / ROOF INSULATION ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨

þ Loose Fill þ Blanket ¨ Missing ¨ Uneven Distribution

Comments : The attic insulation is loose fill and or blanket fiberglass. Insulation is approximately 8 to 10 Inches deep which has an R-value of approximately R24.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





ATTIC ELECTRICAL ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs ¨ ¨ þ ¨ ¨

¨ Open Splices / Junction Boxes

Comments : Limited visibility due to obstructions. See Electrical Section for additional Information.

Unable to inspect most of the electrical components in the attic due to insulation cover. Service light is burned out, recommend replacement.

Attic Electrical:

¨ Basement ¨ Crawl Space þ Slab On GradeFoundation Type

Interior Foundation


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





¨ Monitor Condition ACCINTERIOR FOUNDATION MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨

¨ General Deterioration ¨ Horizontal Cracks ¨ Step Cracks ¨ Vertical Cracks

þ Limited Observation ¨ Leaning / Bowing ¨ Inadequate Ventilation ¨ Efflorescence / Suspected Leak(s)

Comments : Limitations: Structural inspections are conducted to meet the requirements of the North Carolina Standards of Practice (SOP). All other limitations of those standards apply. We do not inspect the following items, below-grade foundation walls and footings, exterior building surfaces or components obscured by vegetation, areas or item obscured by stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and settling. Note that we do not determine the adequacy of sump pumps, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing. Any home older then 5 years could likely have contractors recommend upgrades to current materials, practices or codes. Upgrades or reporting on how homes could be brought to modern standards are not part of a professional home inspection report. Contractors do not know this or don't care, they only are looking to sell you a repair service. Our concern is this: Is the structure providing its intended function today allowing for normal wear and tear. If cracks to foundations are noted in this report but not in the summary then they were nominal from a home inspectors point of view, we are not engineers and opinions certainly vary. Cracks can change suddenly and at any time requiring expensive repairs. We each have our own personnel level of risk. We can help reduce but not eliminate your risk. Future foundation or structure issues are not the liability of the inspector or company. Most of the wall structure is not visible for inspection, it is covered with finish materials on the inside and out. We do not report on or inspect for Building codes. Building codes are not lofty standards. They are the bare minimum legal standard that a home builder, electrician, plumber, etc., must comply with by law. To do anything less would be illegal. The North Carolina Licensure Board's Standards of Practice (SOP) does not require the home inspector to report on the presence or absence of pests such as wood damaging organisms, rodents, or insects. Your Real Estate contract may contain more limitations. Crawl space, basement and or attic structural elements as applicable. We only inspect a representative number of the structural elements. We do not move the insulation in all places and visibility and viewing angles in crawl spaces and attics can be very limiting. Often times, defects or wood damage can only be discovered during renovation work. Home inspectors do not have the ability to see damage that is hidden from sight.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





FLOOR/SLAB ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨

þ Concrete ¨ Wood ¨

¨ Settlement ¨ Cracks ¨ Differential þ Obscured / Covered

Comments : The sub floor is concrete. The upper level sub floor is wood, but there is no under floor area to determine it's exact type. The condition of floors and or concrete slab underneath carpet and other coverings cannot be determined and is specifically excluded from the inspection and report.

All structures are dependent on the soil beneath them for support, but soils are not uniform. Some that appear to be firm and solid can become unstable or may expand with the influx of water, which can move structures with relative ease and fracture slabs and other hard surfaces. In accordance with our standards of practice, we identify foundation types and look for any evidence of structural deficiencies. However, minor cracks or deteriorated surfaces are common in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation.

All concrete floor slabs experience some degree of cracking due to shrinkage in the curing process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. Areas hidden from view by finished walls or stored items cannot be judged and are not a part of this inspection. We will certainly alert you to any suspicious cracks if they are clearly visible. However, we are not specialists, and in the absence of any major defects, we may not recommend that you consult with a foundation contractor, a structural engineer, or a geologist, but this should not deter you from seeking the opinion of any such expert. We also routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





ELECTRICAL ¨ Monitor Condition þ Recommend Repairs

SERVICE SIZE (Main Panel)¨ 100 Amp¨ 60 Amp¨ 110 Volt (Nominal) ¨ 110 / 220 Volt (Nominal) þ 120 / 240 Volt (Nominal)

¨ Undetermined¨ 125 Amp þ 150 Amp ¨ 200 Amp

Main Disconnect Location: Service Panel ¨

ACC MAR NI NP DEF

SERVICE Overhead Underground þ ¨ ¨ ¨ ¨¨ þ

ENTRANCE CABLE Aluminum Copper þ ¨ ¨ ¨ ¨þ ¨

PANEL Breaker(s) Fuse(s) Garage ¨ ¨ ¨ ¨ þþ ¨ þ¨ Combination

SUB-PANEL Breaker(s) Fuse(s) ¨ ¨ ¨ þ ¨¨ ¨ ¨ Combination

BRANCH CIRCUITS Solid Aluminum Copper þ ¨ ¨ ¨ ¨¨ þ

BONDING/GROUNDING þ ¨ ¨ ¨ ¨

GFCI(IN PANEL)* ¨ ¨ ¨ þ ¨

CARBON MONOXIDE ALARM ¨ ¨ ¨ þ ¨

SMOKE DETECTORS* þ ¨ ¨ ¨ ¨

¨ Overfused ¨ Double Tapping ¨ Rust / Corrosion ¨ Insufficient Access¨ ¨¨ Looses Connections No Main Disconnect ¨ Fuse / Breakers Incorrectly Sized Overheating / Scorching

¨¨ Improper Splices ¨ Open Knockouts ¨ Water Meter Not Jumpered Improper Ground

Comments : *Smoke Detectors / GFCI's checked with test button only. Monthly Test Recommended.The electrical panel is located in the garage. The service entrance cable is aluminum. Service is grounded but can't determine if to a ground rod or plumbing. The panel type is breakers. The panel capacity is 150 amps. The electrical service may be cut off in the main panel. The branch circuits for 15-20 amp circuits are copper. The electrical outlets are 3 prong & GFCI outlets. The wiring methods are romex & conduit.

We are not licensed electrical contractors and in accordance with the standards of practice we only test a representative number of switches and outlets and do not perform load-calculations to determine if the supply meets the demand. However, every electrical deficiency or recommended upgrade should be regarded as a latent hazard that should be serviced as soon as possible, along with evaluation and certification of the entire system as safe by a licensed electrical contractors. Therefore, it is essential that any recommendations that we may make for service or upgrades should be completed before the close of escrow, because a licensed electrical contractor could reveal additional deficiencies or recommend additional upgrades for which we disclaim any responsibility. Any electrical repairs or upgrades should be made by a licensed electrical contractor. Aluminum wiring requires periodic inspection and maintenance by a licensed electrical contractor. Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly.Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. The inspector is not required to insert any tool, probe, or testing device inside the panels, test or operate any over-current device except for ground fault interrupters, nor dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels. Any ancillary wiring or system that is not part of the primary electrical


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





distribution system is not part of this inspection but may be mentioned for informational purposes only, including but notlimited to low voltage systems, security system devices, heat detectors, carbon monoxide detectors, telephone, security, cable TV, intercoms, and built in vacuum equipment.

Although many homes have had their electrical system upgraded or expanded over the years, many also have not. The electrical wiring within the home may be the most vulnerable to aging, as it is often buried in walls or ceilings, or installed in attics or crawl spaces that are often not used. In addition, these non-climate controlled areas, like attics and crawl spaces, can be subjected to extreme temperature conditions and changes, as well as dampness and moisture. All of these factors can contribute to, or even accelerate, the effects of aging. If this home is older or you have concerns regarding the electrical system, we strongly urge you to seek further evaluation by a licensed and qualified electrical contractor.

The NFPA, National Fire Protection Association recommends replacing smoke The NFPA, National Fire Protection Association recommends replacing smoke The NFPA, National Fire Protection Association recommends replacing smoke The NFPA, National Fire Protection Association recommends replacing smoke

detectors every 10 years.detectors every 10 years.detectors every 10 years.detectors every 10 years.

11.0 - We observed one breaker with double taps noted in right side of main service panel. This is a safety / fire hazard as double tapping will overload the breaker affected and could cause a panel fire. We recommend further evaluation by a licensed professional electrician and repair or replace as deemed necessary by that electrician.

11.1 - Observed missing romex clamps, recommend installation of clamp to prevent damage to wiring.

Electrical: 11.0 - double tap Electrical: 11.1 - missing romex clamp


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Electrical:


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





PLUMBING ¨ Monitor Condition ¨ Recommend Repairs

Water Service : þ Water Public ¨ Water Private ¨ Water Off Water Shut Off Location : Garage

Sewage Service : þ Sewage Public ¨ Sewage Private ¨ Fuel Off Fuel Shut Off Location : At Gas meter

ACC MAR NI NP DEF

SUPPLY þ ¨ ¨ ¨ ¨þ Copper ¨ Galvanized ¨ Polybutylene¨ PEX ¨ CPVC

DRAINS þ ¨ ¨ ¨ ¨þ PVC ¨ Cast Iron ¨ Copper ¨ ABS

EJECTOR PUMP ¨ ¨ ¨ þ ¨

VENTS þ ¨ ¨ ¨ ¨þ PVC ¨ Cast Iron ¨ Copper ¨ ABS

¨ Improper Connections¨ General Deterioration ¨ Low Flow ¨ Water Conditioner Not Part of Insp.

Suspected Leak(s)¨ Missing / Improper Cleanouts ¨ ¨ Improper Venting ¨ Water Hammer / Noise

Comments : Main utility line, septic systems and gray water systems are excluded from this Inspection.

The water source is public, sewer is public. The water shut off valve is located in the garage. The plumbing supply is not visible. The plumbing distribution is copper. The drain lines and vent pipes are PVC.

We do not test for water quality or hazardous materials (lead) testing, however for an additional fee, testing is available from local testing labs, but not included in this inspection. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection, nor can the presence of mineral build-up that may gradually restrict their inner diameter and reduce water volume. Plumbing components such as gas pipes, potable water pipes, drain and vent pipes, and shut-off valves are not generally tested if not in daily use.

The inspector cannot state the effectiveness or operation of any anti-siphon devices, automatic safety controls, water conditioning equipment, fire and lawn sprinkler systems, on-site water quality and quantity, on-site waste disposal systems, foundation irrigation systems, spa and swimming pool equipment, solar water heating equipment, or observe the system for proper sizing, design, or use of materials.

The water pressure within pipes is commonly confused with water volume, but whereas high water volume is good, high water pressure is not. Therefore a regulator is recommended whenever street pressure exceeds 80 psi. However, regardless of pressure, leaks will occur in any system, and particularly in one with older galvanized pipes, or one in which the regulator fails and high pressure begins to stress washers and diaphragms within various components.

Waste and drainpipes pipe condition is usually directly related to their age. Older ones are subject to damage through decay and root movement, whereas the more modern ABS ones are virtually impervious to damage, lthough some rare batches have been alleged to be defective. Older homes with galvanized or cast iron supply or waste lines can be obstructed and barely working during an inspection but later fail under heavy use. If the water is turned off or not used for periods of time (such as a vacant house waiting for closing), rust or deposits within the piping can further clog the piping system. However, inasmuch as significant portions of drainpipes are concealed, we can only infer their condition by observing the draw at drains at the time of inspection. Nonetheless, blockages will still occur in the life of any system.

We do not test the water main shut off valve, shut off valve under sinks and behind toilets. By turning the valves it may cause them to leak causing damage to the property. Shut off valves are not


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





turned, tested, or operated.

Water flow is a sensitive issue. Per the North Carolina Standards of Practice we only tested the functional flow of the plumbing system. We may at our discretion test pressure. Functional flow is a reasonable flow at the highest fixture in a dwelling when another fixture is operated simultaneously. This house passed this test today. This is for your information.

WATER HEATER ¨ Monitor Condition ACC MAR NI NP DEFþ Recommend Repairs ¨ ¨ ¨ ¨ þ

Brand : State Select Model : PRV40N0RSONC Size : 40 Gallons

Age : 18 Year(s) Design Life : 30+ Year(s) Serial No : L94897817

þ Gas ¨¨ Electric ¨ Oil ¨ Solar ¨ Integral with Boiler ¨ Tankless

¨ Leaks ¨ Rust / Corrosion ¨ Improper Elevation ¨ Insulation Blanket Obstructs View

¨ Gas Leak ¨ Faulty Flue Connection ¨ At or Near Design Life þ Beyond Design Life

¨ Missing / Improper Pressure Relief Valve / Extension ¨ Seismically Strapped ¨ Impact Protection

Comments :The water heater is located in the Garage. The capacity of the water heater is 40 gallons. The fuel source is gas.

Relief Valves - All standard water heaters require temperature-pressure relief valves (TPRV). These units are not operated during a standard home inspection but should be checked regularly for proper operation.

12.0 - There must be a 4 inch clearance between the flue of a gas water heater and the supply lines if insulated to prevent the insulation from melting or catching fire from the heat generated by the hot flue during operation. We recommend removal of this insulation so that a 4 inch clearance may be achieved.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Water Heater: 12.0 - Water Heater:

LAUNDRY FACILITIES ¨ Monitor Condition ¨ Recommend Repairs

Location : Laundry room ACC MAR NI NP DEF

UTILITY HOOKUPS þ ¨ ¨ ¨ ¨¨ Gas (Dryer) þ Electric (Dryer)

DRYER VENTS þ ¨ ¨ ¨ ¨

LAUNDRY TUB ¨ ¨ ¨ þ ¨

DRAIN þ ¨ ¨ ¨ ¨

Comments : The fuel source for the dryer is electric. The dryer vent is vinyl & flexible.

Dryer vents, over time become partially or fully blocked by lint or by birds and animals and therefore should be cleaned on a regular basis, as part of normal home maintenance. The interior of the dryer vent is not visible and is not inspected. Only the most obvious exterior defects can be observed and reported. It is recommended that you ask the seller when the last time the vent was cleaned and if over a year, have it professionally cleaned.

Limitations: Kitchens and built in appliance inspections are conducted to meet the requirements of the North Carolina Standards of Practice (SOP). All limitations of those standards apply. We are not required by the NC Standards of Practice (SOP) and did not inspect the following items. Specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat ortemperature control accuracy, or appliance lights. Exhaust fans that are an integral part of an appliance are not inspected. Dish washers are only tested for drainage without leaks. Covers or kick plates are not removed on any appliance. Installed stoves or ovens electric or gas elements/burners are only inspected to make sure they come on and go off. We only inspect built in microwaves and only a 20 second test of the most basic heating function. We do not inspect refrigeration equipment,central vacuums, clothes washers and dryers. Your contract may contain more limitations. Note we are not required to and do not provide an estimate of the remaining life of any appliance or the adequacy of operation of any appliance. Laundry appliances are not tested or moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. Drain lines and water supply valves serving washing machines are not operated. Laundry washer supply valves may be subject to leaking if turned. Electrical and or gas connections to washers and dryers cannot be inspected if machines are present.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Laundry Facilities:


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





HEATING ¨ Monitor Condition ¨ Recommend Repairs

60000Brand : Comfort Maker Model : GMI060A012CIN BTUs :

ACC MAR NI NP DEFAge : 18 Year(s) Design Life : 20-25 Year(s) Serial No: L9420112987

OPERATION þ ¨ ¨ ¨ ¨

GAS LINES þ ¨ ¨ ¨ ¨

HUMIDIFIER ¨ ¨ ¨ þ ¨

þ Forced Air ¨ Heat Pump ¨ Boiler / Hot Water ¨ Steam

¨ Baseboard / Radiant ¨ Gravity ¨

þ Gas ¨ Electric ¨ Oil Propane¨

¨ Air Source ¨ Water Source ¨

¨ Rusted Heat Exchanger ¨ Unusual Flame Pattern ¨ Too Warm to Test ¨ Shut Down For Season

¨ Corroded / Leaking ¨ At or Near Design Life ¨ Beyond Design Life

¨ Improper Temperature Rise þ Needs Normal Maintenance / Cleaning

¨ Missing / Improper Pressure Relief Valve Leaks ¨ Underground Storage Tank Not Part of Inspection

Comments : Heat Exchanger - Unable to detect cracks/holes without dismantling unit.

The house is heated by gas furnace. The gas furnace was tested and temperature differential was within industry standards on day of inspection and system operated as designed on day of inspection. This is not a guarantee of continued operation or warranty of same. As with all mechanical systems, regular routine maintenance is required to keep system in peak condition and extend life. Many items fail on HVAC systems without warning and can't be detected by the Home Inspector at time of inspection. We recommend servicing of the unit by a properly qualified HVAC technician annually at a minimum. Many HVAC companies offer their service technicians large bonuses for selling and installing new equipment as the price markups are very high on most systems. We recommend obtaining at least two or even three bids whenever presented with recommendations to replace your HVAC systems.

Limitations: Central Heating and Air Conditioning inspections are conducted to meet the requirements of the North Carolina Standards of Practice (SOP). All limitations of those standards apply. We are not required and did not inspect or report on the following items: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure (heated floors and ceilings for example) or in inaccessible areas; underground utilities and systems;. Any comments made regarding these items are as a courtesy only. We do not provide an estimate of remaining life on heating system components, do not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers, burners or cans are intact and free of leaks. The North Carolina Standards of Practice (SOP), do not require us to report on the life expectancy of any component or system or predict future conditions, including failure of components and we do not. The report should not be read as a prediction of the remaining life span of the Air Conditioning or Heating systems. We recommend you discuss with your real estate agent or NC real estate attorney about purchasing a home warranty contract that covers these items, some do not. Be advised that defects or failure can occur at any time, including the day after the inspection. The inspection in no way lessens the risk or likelihood of repairs or replacements being needed at any time in the future, including the day after the inspection but before you move in. Any mechanical equipment can fail without warning at any time. It is recommended that all heating and cooling equipment be serviced once a year. Regular service is very important for best performance


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





and maximum life span. Filters should be changed monthly. Through the wall or window type non central heating and cooling systems are not inspected or reported on. Home Inspectors are generalists and as such we do not dismantle or remove the covers/cases of the air handlers, furnaces or AC equipment. There are no user serviceable parts inside the cabinets. We do not inspect heat exchangers or other components inside the cabinets. If it is not documented that the heating and cooling systems have been serviced in the last twelve months then a licensed mechanical contractor should inspect and service the systems before the end of your inspection contingency period. Fireplaces, flues, chimneys and or gas logs should be inspected, cleaned and checked by a specialist anytime Real Estate changes hands before your inspection contingency period ends. You can find a specialist in your area by contacting the Chimney Safety Institute of America. All fireplaces, flues, chimneys and or gas logs should be inspected on an annual basis. If it is not documented that the fireplaces, flues, chimneys and or gas logs have been inspected in the last twelve months then a specialist from the Chimney Safety Institute of America should inspect the fireplaces, flues, chimneys and or gas logs. Your contract may contain more limitations.

Heating: Heating:


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Heating: Supply Temp = 116 degrees Heating: Return Temp = 78 degrees

DRAFT CONTROL/VENT ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨

þ Metal Pipe ¨ PVC ¨

¨ Negative Slope ¨ Improper Size ¨ Inadequate Flue Clearance

¨ Obstruction ¨ Loose Connection ¨ Inadequate / Marginal Combustion Air

¨ Leaks ¨ Improper Connection ¨ Excessive Corrosion / Perforation

Comments : The flue is metal.

Draft Control/Vent:


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





HEATING DISTRIBUTION ¨ Monitor Condition þ Recommend Repairs

ACC MAR NI NP DEF

DISTRIBUTION þ ¨ ¨ ¨ ¨

BLOWER þ ¨ ¨ ¨ ¨

CONTROLS/THERMOSTAT (CALIBRATIONS/TIMED FUNCTIONS NOT CHECKED.) þ ¨ ¨ ¨ ¨

CONDENSATE LINE ¨ ¨ ¨ ¨ þ

þ Ductwork ¨ Radiators ¨ Baseboard ¨

Circulator Pump Leaking / Noisy / Inoperable

¨ Rusted ¨ Dirty Filter ¨ Crushed / Disconnected Ducts ¨ Noisy Blower

¨ Air Leaks Noted at Plenum / Duct Joints ¨

Comments : The duct work is flexible & insulated. 13.0 - Condensate line should not drain to drain or vent pipes, Recommend repair or replace by a qualified HVAC contractor and extend condensate drain line to the exterior of home. .

Heating Distribution: 13.0 -


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





COOLING ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨

Brand : Comfort Maker Model : AH036G1 Size : 3 ton

Age : 18 Year(s) Design Life : 10-15 Year(s) Serial No:L942939772

OPERATION

þ Electric ¨ Gas ¨

Heat Pump Evaporative Cooler ¨þ Central Air ¨ Wall Unit ¨ ¨

¨ Outside Unit Not Level ¨ Dirty/Damaged Condenser¨ Noisy Fan / Compressor ¨ Outside Temp Too Cold to Test¨ Remove Obstructions / Vegetation¨ No Pad Under Unit ¨ No Outside Disconnect ¨ Rust / Corrosion

¨ At or Near Design Life þ Beyond Design Life ¨ Missing/Improper Condensate Line¨ Damaged Suction Line

Needs Normal Maintenance / Cleaning

¨ Window Units Not Inspected ¨ Suspected Leak(s) / Clogged CondensateLine¨ Temperature Differential Not Within Industry Standards ¨

Comments :


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





The cooling system is a central air. The energy source is electric. The system was tested in cooling mode and operated as designed on day of inspection and Temperature differentials were within

industry standards on day of inspection. This is not a guaranty of continued operation. This is not a guaranty of continued operation. This is not a guaranty of continued operation. This is not a guaranty of continued operation.

As with all mechanical systems, regular routine maintenance is required to keep system in peak condition and extend life. We recommend servicing of the unit by a properly qualified HVAC technician annually at a minimum. Many HVAC companies offer their service technicians large bonuses for selling and installing new equipment as the price markups are very high on most systems. We recommend obtaining at least two or even three bids whenever presented with recommendations to replace your HVAC systems.

Limitations: Central Heating and Air Conditioning inspections are conducted to meet the requirements of the North Carolina Standards of Practice (SOP). All limitations of those standards apply. We are not required and did not inspect or report on the following items: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure (heated floors and ceilings for example) or in inaccessible areas; underground utilities and systems;. Any comments made regarding these items are as a courtesy only. We do not provide an estimate of remaining life on heating system components, do not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers, burners or cans are intact and free of leaks. The North Carolina Standards of Practice (SOP), do not require us to report on the life expectancy of any component or system or predict future conditions, including failure of components and we do not. The report should not be read as a prediction of the remaining life span of the Air Conditioning or Heating systems. We recommend you discuss with your real estate agent or NC real estate attorney about purchasing a home warranty contract that covers these items, some do not. Be advised that defects or failure can occur at any time, including the day after the inspection. The inspection in no way lessens the risk or likelihood of repairs or replacements being needed at any time in the future, including the day after the inspection but before you move in. Any mechanical equipment can fail without warning at any time. It is recommended that all heating and cooling equipment be serviced once a year. Regular service is very important for best performance and maximum life span. Filters should be changed monthly. Through the wall or window type non central heating and cooling systems are not inspected or reported on. Home Inspectors are generalists and as such we do not dismantle or remove the covers/cases of the air handlers, furnaces or AC equipment. There are no user serviceable parts inside the cabinets. We do not inspect heat exchangers or other components inside the cabinets. If it is not documented that the heating and cooling systems have been serviced in the last twelve months then a licensed mechanical contractor should inspect and service the systems before the end of your inspection contingency period. Fireplaces, flues, chimneys and or gas logs should be inspected, cleaned and checked by a specialist anytime Real Estate changes hands before your inspection contingency period ends. You can find a specialist in your area by contacting the Chimney Safety Institute of America. All fireplaces, flues, chimneys and or gas logs should be inspected on an annual basis. If it is not documented that the fireplaces, flues, chimneys and or gas logs have been inspected in the last twelve months then a specialist from the Chimney Safety Institute of America should inspect the fireplaces, flues, chimneys and or gas logs. Your contract may contain more limitations.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Cooling:


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





KITCHEN ¨ Monitor Condition þ Recommend Repairs

ACC MAR NI NP DEF

CEILINGS Typical Crack(s) Stain(s)¨ ¨ þ ¨ ¨ ¨ ¨

WALL(S) Typical Crack(s) Stain(s)¨ ¨ þ ¨ ¨ ¨ ¨

WINDOWS/TRIM Evidence of Leak(s) Inoperative Fogged¨ ¨ ¨ þ ¨ ¨ ¨ ¨

WINDOW SCREENS Missing Damaged¨ ¨ þ ¨ ¨ ¨ ¨

FLOOR/FINISH þ ¨ ¨ ¨ ¨

INTERIOR DOORS/HARDWARE þ ¨ ¨ ¨ ¨

ELECTRICAL (RANDOM SAMPLING OF OUTLETS, SWITCHES, FIXTURES.) þ ¨ ¨ ¨ ¨

GFCI PROTECTION (CHECKED WITH TEST BUTTON ONLY. MONTHLY TEST RECOMMENDED.) þ ¨ ¨ ¨ ¨

HEAT/AIR DISTRIBUTION þ ¨ ¨ ¨ ¨

COUNTERTOPS/CABINETS þ ¨ ¨ ¨ ¨

SINK/FAUCET ¨ ¨ ¨ ¨ þ

EXHAUST FAN þ ¨ ¨ ¨ ¨

STOVE TOP/OVEN Gas Electric¨ ¨ þ ¨ ¨ ¨ ¨

STOVE ANIT TIP BRACKET þ ¨ ¨ ¨ ¨

WATER PRESSURE/FLOW/DRAINAGE þ ¨ ¨ ¨ ¨

DISHWASHER - SUPPLY LINE Leaking Seal Clogged Drain¨ ¨ ¨ ¨ ¨ ¨ þ

REFRIGERATOR þ ¨ ¨ ¨ ¨

MICROWAVE þ ¨ ¨ ¨ ¨

GARBAGE DISPOSAL Seized Noisy Improper Elec. Connection¨ ¨ ¨ þ ¨ ¨ ¨ ¨

Comments : Limitations: Kitchens and built in appliance inspections are conducted to meet the requirements of the North Carolina Standards of Practice (SOP). All limitations of those standards apply. We are not required by the NC Standards of Practice (SOP) and did not inspect the following items. Specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat ortemperature control accuracy, or appliance lights. Exhaust fans that are an integral part of an appliance are not inspected. Dish washers are only tested for drainage without leaks. Covers or kick plates are not removed on any appliance. Installed stoves or ovens electric or gas elements/burners are only inspected to make sure they come on and go off. We only inspect built in microwaves and only a 20 second test of the most basic heating function. We do not inspect refrigeration equipment,central vacuums, clothes washers and dryers. Your contract may contain more limitations. Note we are not required to and do not provide an estimate of the remaining life of any appliance or the adequacy of operation of any appliance. Laundry appliances are not tested or moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. Drain lines and water supply valves serving washing machines are not operated. Laundry washer supply valves may be subject to leaking if turned. Electrical and or gas connections to washers and dryers cannot be inspected if machines are present.

National Property Inspections does not research product recalls or notices of any kind. A basic home inspection does not include the identification of, or research for, appliances and other items installed in the home that may be recalled or have a consumer safety alert issued about it. Any comments made in the report are regarding well known notices and are provided as a courtesy only. Product recalls and consumer product safety alerts are added almost daily. I recommend visiting the following internet site if recalls are a concern to you. www.cpsc.gov/.14.0 - Under the kitchen sink next to the garbage disposal, we observed the supply line for the


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





dishwasher is leaking. We recommend repair or replace by a qualified plumber.

14.1 - Observed a 180 degree turn in the drain line under the kitchen sink, this may cause water to back up or increase likelihood of clogs. We recommend further evaluation and repair by a qualified plumber.

Kitchen: 14.0 - supply line leaking under sink Kitchen: 14.1 - 180 degree turn in drain

FAMILY ROOM ¨ Monitor Condition ¨ Recommend Repairs

ACC MAR NI NP DEF

CEILINGS ¨ ¨ þ ¨ ¨ ¨ ¨Typical Crack(s) Stain(s)

WALL(S) ¨ ¨ þ ¨ ¨ ¨ ¨Typical Crack(s) Stain(s)

WINDOWS/TRIM ¨ ¨ ¨ þ ¨ ¨ ¨ ¨Evidence of Leak(s) Inoperative Fogged

WINDOW SCREENS ¨ ¨ þ ¨ ¨ ¨ ¨Missing Damaged



CLOSET/STORAGE ¨ ¨ ¨ þ ¨



BUILT IN SHELVING ¨ ¨ ¨ þ ¨

WET BAR ¨ ¨ ¨ ¨ þ ¨No GFCI Protection

MISCELLANEOUS ¨ ¨ ¨ þ ¨

Comments :


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Family Room:


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





¨ Monitor Condition ACC MAR NI NP DEFFIREPLACE/STOVES¨ Recommend Repairs ¨ ¨ þ ¨ ¨

¨ Wood Burning þ Gas Log ¨ Gas Starter ¨ Electric ¨ Pellet Stove¨ Fireplace Insert ¨ Masonry Firebox þ Metal Firebox ¨ Clean Out Trap

¨ Damper Bent / Inoperable ¨ Poor Drafting ¨ Damaged Mortar / Firebrick

¨ Damaged / Defective Doors ¨ Missing Damper Stopper ¨ Recommend Cleaning

Comments : Recommend annual cleaning - Fireplace design and soot / creosote buildup, in most cases, prevents view of chimney liner / cracks.

The fire place is gas log.

Fireplaces are not checked for actual function in burning of solid fuels. If gas logs or other gas appliances are present, gas shutoff valves are not tested or turned on or off. If Pilot lights are not on they will not be lit. If lit, it is as a courtesy only. Fireplaces flues and chimneys should be inspected on an annual basis and more often depending on usage. Inspection of the fireplace is limited to visible and accessible sections only. The inner reaches of the flue or chimney throat are relatively inaccessible, gas logs block the view of metal flues completely, so the view from the fireplace or chimney is not adequate to discover possible deficiencies or damage, even with a strong light. Inspectors do not remove rain caps and spark arrestors on the chimney exterior top to look inside the chimney flue. The National Fire Protection Association, the Chimney Safety Institute of America, recommend that all fireplaces and chimneys receive a Level II inspection whenever real estate is sold or transferred. From the Chimney Safety Institute of America: Level II Inspection. The addition of a new home heating appliance or a change in the type of fuel a homeowner is burning requires a Level II inspection. This inspection level is also recommend upon the sale or transfer of a property or after an operating malfunction or external event that is likely to have caused damage to the chimney. The scope of a Level II inspection includes that of the Level I inspection plus the inspection of accessible portions of the attics, crawl spaces and basements. Click here for helpful information on the other inspection levels of the Chimney Safety Institute of America. You can use the web site of the Chimney Safety Institute of America to find a qualified chimney professional. Recommend consulting with seller concerning location of any manufacturer installation, user, safety, or operating guides for manufactured fireplaces and or gas log appliances as applicable. Recommend consulting with seller concerning the most recent inspection and service or maintenance and further evaluation by a qualified fireplace professional, if it cannot be proven that the fireplace, flue and chimney have been inspected within the past twelve months. To find a qualified professional contact the Chimney Safety Institute of America. Recommend annual inspections by a qualified fireplace professional.

The NFPA, National Fire Protection Association recommends replacing smoke The NFPA, National Fire Protection Association recommends replacing smoke The NFPA, National Fire Protection Association recommends replacing smoke The NFPA, National Fire Protection Association recommends replacing smoke

detectors every 10 years.detectors every 10 years.detectors every 10 years.detectors every 10 years.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Fireplace/Stoves:


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





BATHROOM ¨ Monitor Condition þ Recommend Repairs

ACC MAR NI NP DEF

CEILINGS Typical Crack(s) Stain(s) þ ¨ ¨ ¨ ¨¨ ¨

WALL(S) Typical Crack(s) Stain(s) þ ¨ ¨ ¨ ¨¨ ¨

WINDOWS/TRIM Evidence of Leak(s) Inoperative Fogged þ ¨ ¨ ¨ ¨¨ ¨ ¨

WINDOW SCREENS Missing Damaged þ ¨ ¨ ¨ ¨¨ ¨




GFCI PROTECTION (CHECKED WITH TEST BUTTON ONLY. MONTHLY TEST RECOMMENDED.) þ ¨ ¨ ¨ ¨


COUNTERTOPS/CABINETS þ ¨ ¨ ¨ ¨

SINK/FAUCET Leaking Cracked / Damaged þ ¨ ¨ ¨ ¨¨ ¨

TOILET Loose at Base Runs Continuously ¨ ¨ ¨ ¨ þ¨ ¨

TUB/SHOWER ¨ ¨ ¨ ¨ þ

JETTED TUB No Service Access No GFCI ¨ ¨ ¨ þ ¨¨ ¨

TILE WORK/ENCLOSURE þ ¨ ¨ ¨ ¨

EXHAUST FAN þ ¨ ¨ ¨ ¨

WATER PRESSURE/FLOW/DRAINAGE þ ¨ ¨ ¨ ¨

Safety Glazing: Any glass enclosure or glass surfaces adjacent to fixtures (e.g., shower/tub doors) should be safety or tempered glass. Unless otherwise noted, no verification of the presence of safety glazing is made part of a standard inspection.

Bathrooms are high use areas with many components subject to periodic malfunction, particularly those related to the plumbing system. Normal usage could not be simulated during the inspection; therefore, anticipate the possibility of leakage or other concerns developing with normal usage/aging or as latent conditions are discovered with the removal of carpeting, tile, shower pans, etc. The function and watertightness of fixture overflows or other internal fixture components generally cannot be assessed. The watertightness of all tile, enclosures, and other surfaces must be maintained on a regular basis.

Note: The condition of sub-structure and other components concealed by finish materials/wall tiles cannot be determined and are specifically excluded from the inspection and report.

Stall Showers: The base of many stall showers is a composite system, utilizing tile or other surface materials, with an underlying base (pan) of metal or other material. This type of pan is not visible; the underside of other type shower bases are also not readily visible. Accordingly, it is not possible during a standard inspection to determine the watertightness of a shower pan. With normal aging/wear, leakage will eventually occur.

Comments :

15.0 - Tub shower diverter not functioning properly at second floor hall bathroom. Water leaks from tub spout when shower is in use. Recommend repair and/or replacement to diminish wasting of water, all water directed to the shower head.

15.1 - At both second floor bathrooms, The toilets are loose at the floor and need to be secured


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





properly. Note: A new wax ring should be installed under all loose toilets. As the toilet loosens the seal that is formed from the toilet loosens and the seal is not as tight as it once was. This may result is a leak allowing waste water or sewage gases into the home from a deformed wax ring.

15.2 - At the master bathroom tub, the hot water supply handle is broken. Also the faucet spigot is loose and needs to be secured, we recommend repair /replacement of all defects.

Bathroom: 15.0 - tub shower diverter Bathroom: 15.1 - loose toilets

Bathroom: 15.2 - broken handle Bathroom: 15.2 - loose spigot


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





INTERIOR ROOM ¨ Monitor Condition þ Recommend Repairs

ACC MAR NI NP DEF

CEILINGS Typical Crack(s) Stain(s)¨ ¨ þ ¨ ¨ ¨ ¨

WALLS Typical Crack(s) Stain(s)¨ ¨ þ ¨ ¨ ¨ ¨

WINDOWS/TRIM Evidence of Leak(s) Inoperative Fogged¨ ¨ ¨ þ ¨ ¨ ¨ ¨

WINDOW SCREENS Missing Damaged¨ ¨ þ ¨ ¨ ¨ ¨


INTERIOR DOORS/HARDWARE ¨ ¨ ¨ ¨ þ

CLOSET ¨ ¨ ¨ ¨ þ

ELECTRICAL (RANDOM SAMPLING OF OUTLETS, SWITCHES, FIXTURES.) ¨ ¨ ¨ ¨ þ


Comments : The ceilings are drywall. The walls are drywall. The floor coverings are wood, tile & carpet, Interior doors are composite wood with raised panel. The cabinets are laminate, the counter tops are tile and solid surface.

Evidence suggests the interior has recently been painted. While recent paint often makes a home look better, it also hides a history and evidence of defects. Water intrusion issues, roof leaks, plumbing leaks, cracks in ceilings and walls become hidden. You should request complete disclosure from the current owner with regards to any past water intrusion issues, leaks, structural issues,repairs, and cracks in the ceilings, walls, etc. We will not accept liability for failure to identify a defect that was hidden.

Light switches: Please note we do not move stored items or large furniture to check outlets. If a receptacle is not working check a control switch. It is common for homes to have receptacles installed that are controlled by a control (light) switch. We do not check all switches for what they control. Often some switches will be on a 3 or 4 way light switch. It is impossible during the time frame of a home inspection to test all switches in all their possible on/off combinations.

Limitations: Interior inspections are conducted to meet the requirements of the North Carolina Standards of Practice (SOP). All limitations of those standards apply. Further restrictions include but are not limited to the following. Only one window per room is operated, only one outlet per room is tested and only one door per room is operated. Minor issues with interior doors may not be reported on examples include but are not limited to the following, doors that do not latch when closed, handle hardware that is loose or does not work correctly, holes in the interior doors or damage to hinges. All homes have interior areas that are not accessible. Inaccessible areas cannot be and will not be inspected. We do not move the owners belongings to inspect. Occupied homes present some of the biggest challenges because they're fully occupied and rooms, closets, cabinets, attics, crawlspaces and storage areas are almost always full of stored items and belongings.

16.0 - Face plates missing from multiple light switch's and electrical receptacles. This is a safety hazard and we recommend installation for safety.

16.1 - Multiple interior doors throughout the house do not latch or lock properly, if this is a concern,


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





have a qualified handyman repair to improve door functions.

Interior Room: 16.0 - Interior Room: 16.0 -

Interior Room: 16.1 - closet did not latch Interior Room: 16.1 - interior door does not latch

STAIRS / RAILINGS ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨

¨ Missing Hand Rail ¨ Rail Opening Unsafe ¨ Railing / Handrail Loose

¨ Tripping Hazard ¨ Loose / Damaged Tread Riser

Comments :


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Stairs / Railings:


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





SummaryThis summary is not the entire report. The complete report may include additional information of interest or concern to you. It isstrongly recommended that you promptly read the complete report. For Information regarding the negotiability of any item in thisreport under the real estate purchase contract, contact your North Carolina or South Carolina real estate agent or an attorney.

DRIVEWAY Defective

1.0 - The driveway is heaving at the right side and evidence suggests it may be due to tree roots. These roots will continue to spread and are very powerful with the ability to break concrete foundations and easily damage plumbing pipes causing thousands of dollars in damage. The heaving of the driveway has not yet caused significant damage, however if left as is, damage could become worse. We recommend further evaluation by a qualified landscape contractor to develop corrective measures to prevent further damage and also a concrete contractor to repair heaving damage.

Driveway: 1.0 - heaving of driveway Driveway: 1.0 -2 inch heaving @ driveway

Driveway: 1.0 - heaving and cracking Driveway: 1.0 - cracks in driveway


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





WALKS / STEPS Defective

2.0 - The concrete pedestrian walk way at front of house has significant heaving and is now sloping toward the home. This will allow water to pond at front porch and create moisture issues which during winter will freeze and cause sliding or other safety hazards. The heaving sections of concrete form tripping hazards and we recommend repair or replace by a professional contractor for safety.

Walks / Steps: 2.0 - 3 inch heave at walkway Walks / Steps: 2.0 - walk sloping towards front

DECKS / BALCONY Defective

3.0 - Inspector noted the following concerns regarding the deck: We observed multiple deck boards warping with nails backing out and ends of boards lifting and pulling away from structure as well as heaving in the middle areas of deck which create a bulge and this allows water to slope back towards the back door and also creates a tripping hazard. The lifting deck board creates a safety hazard as nail pops and lifted ends can damage bare feet and or family pets. We recommend further evaluation by a qualified deck contractor and repair or replace as deemed necessary by that contractor.

3.1 - The guard rail strength is a defect. The design strength of a guard rail should resist a 200-pound concentrated load applied at any point in any direction along the handrail or the top of the guard. We recommend further evaluation and repair by a professional deck contractor.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Decks / Balcony: 3.0 - warping boards Decks / Balcony: 3.0 - Heaving at center of deck

Decks / Balcony: 3.1 - guard rail very loose Decks / Balcony: 3.1 - Guard rail very loose

GUTTERS/DOWN SPOUTS Defective

4.0 - The guttters installed on the home are filled with debris which will cause water to back up and into the facia and lower roof & soffit areas which can cause water damage to the wood components of the home. We recommend cleaning gutters to improve drainage functions and prevent water damage.

4.1 - Gutters are holding water and leaking. Leaking gutters can cause significant damage to wood facias of a home which may result in expensive repairs. Recommend further evaluation and repair or replacement by a qualified gutter or roofing contractor.

4.2 - Splash Blocks/Extensions: To minimize water ponding at the foundation and the potential for interior water penetration, downspout extensions or splash blocks should be utilized at the termination points of all downspouts/roof drains. Maintain a positive slope away from the house and discharge downspouts a reasonable distance away from the foundation.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Gutters/Down Spouts: 4.0 - gutters full of debris Gutters/Down Spouts: 4.1 - leaking gutters

Gutters/Down Spouts: 4.2 - no splash block


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





EXTERIOR SURFACE

Exterior Siding & Trim Defective

Exterior Faucets Defective

Exterior Electrical Outlets Defective

5.0 - At the soffit at left front corner of garage, there is a hole, this allows easy access for pest and vermin. We recommend repair to prevent pest intrusion.

5.1 - Earth to siding or surface to siding clearance is insufficient at rear of house. A six inch clearance is desirable between this type of siding material and any surface or earth to prevent water from being wicked up into the siding. No water damage was observed on day of inspection, however we recommend monitoring and if water intrusion or damage is observed, contact a qualified contractor to repair or replace as needed.

5.2 - The exterior faucets of home leak at the stem, this is a waste of water. This is normally a very simple repair using common building practices by a competent handyman and we recommend repair for water conservation and also to prevent corrosion of the pipe at spot of leak.

5.3 - Exterior outlets at rear have broken covers and also do not have waterproof and tamper resistant covers. This is a safety / shock hazard and we recommend installation of these safety features by a licensed and qualified electrician.

Exterior Surface: 4.0 - hole in soffit Exterior Surface: 5.1 - NSF siding clearance


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Exterior Surface: 5.2 - leaking faucet Exterior Surface: 5.3 -

WINDOWS Defective

6.0 - Observed the plastic guides (tilt switch) on inside track of master bath windows are damaged or missing. This affects the normal operation of the window and we recommend repair or replace by a qualified window contractor to restore window functionality.

Windows: 6.0 -


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





EXTERIOR DOORS Defective

7.0 - Evidence of water intrusion observed at the back door threshold. Over time this may cause damage to sub floor wood components and / or flooring. We recommend further evaluation by a qualified contractor and repair as deemed necessary by that contractor to prevent severe damage and expensive repairs if not corrected now.

7.1 - Door weather stripping is torn, missing or damaged at front and rear doors. This will allow cold air and wind driven rain water to enter home and conditioned air to escape home under the doors. We recommend replacement for thermal and energy efficiency and to prevent water intrusion.

7.2 - Evidence suggesting wood rot was observed at the door trim / brick molding or jambs. Rot is like a cancer and will spread and cause more damage if not repaired. We recommend repair by qualified contractor.




1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





GARAGE/CARPORT

Floor/Walls/Ceiling/Electrical Defective

8.0 - The header supporting the garage span is sagging at the top right corner of garage opening. This may be a structural issue that could become worse over time and we recommend further evaluation by a licensed professional general contractor and repair or replace as deemed necessary by that contractor.

Garage/Carport: 8.0 - sagging header Garage/Carport: 8.0 - close up of sag

GARAGE PEDESTRIAN DOOR INTO HOUSE Defective

9.0 - The weather strip is torn, damaged or missing at the garage pedestrian door, we recommend repair or replacement for thermal efficiency.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Garage Pedestrian Door into House: 9.0 - torn weatherstrip

FRAMING/SHEATHING Defective

10.0 - The chimney framing as viewed from the attic has very dark water stains on the left side. While these areas were dry today, dark water stains are usually indicative of small active leaks and should be checked by a qualified contractor. The repair person may find other leaks during their evaluation. In most houses it is very difficult and nearly impossible to determine small active leaks from leaks that may have been ignored and allowed to cause dark water stains before repairs were made. The wood at the leak stain was deteriorated and dry rotted and needs to be replaced. All work to be performed by a qualified contractor.

Framing/Sheathing: 10.0 - leak evidence Framing/Sheathing: 10.0 - rot in wood


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





ELECTRICAL

Panel Defective

11.0 - We observed one breaker with double taps noted in right side of main service panel. This is a safety / fire hazard as double tapping will overload the breaker affected and could cause a panel fire. We recommend further evaluation by a licensed professional electrician and repair or replace as deemed necessary by that electrician.

11.1 - Observed missing romex clamps, recommend installation of clamp to prevent damage to wiring.

Electrical: 11.0 - double tap Electrical: 11.1 - missing romex clamp

WATER HEATER Defective

12.0 - There must be a 4 inch clearance between the flue of a gas water heater and the supply lines if insulated to prevent the insulation from melting or catching fire from the heat generated by the hot flue during operation. We recommend removal of this insulation so that a 4 inch clearance may be achieved.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Water Heater: 12.0 -

HEATING DISTRIBUTION

Condensate line Defective

13.0 - Condensate line should not drain to drain or vent pipes, Recommend repair or replace by a qualified HVAC contractor and extend condensate drain line to the exterior of home. .

Heating Distribution: 13.0 -


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





KITCHEN

Sink/Faucet Defective

Dishwasher - supply line Defective

14.0 - Under the kitchen sink next to the garbage disposal, we observed the supply line for the dishwasher is leaking. We recommend repair or replace by a qualified plumber.

14.1 - Observed a 180 degree turn in the drain line under the kitchen sink, this may cause water to back up or increase likelihood of clogs. We recommend further evaluation and repair by a qualified plumber.

Kitchen: 14.0 - supply line leaking under sink Kitchen: 14.1 - 180 degree turn in drain

BATHROOM

Toilet Defective

Tub/Shower Defective

15.0 - Tub shower diverter not functioning properly at second floor hall bathroom. Water leaks from tub spout when shower is in use. Recommend repair and/or replacement to diminish wasting of water, all water directed to the shower head.

15.1 - At both second floor bathrooms, The toilets are loose at the floor and need to be secured properly. Note: A new wax ring should be installed under all loose toilets. As the toilet loosens the seal that is formed from the toilet loosens and the seal is not as tight as it once was. This may result is a leak allowing waste water or sewage gases into the home from a deformed wax ring.

15.2 - At the master bathroom tub, the hot water supply handle is broken. Also the faucet spigot is loose and needs to be secured, we recommend repair /replacement of all defects.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Bathroom: 15.0 - tub shower diverter Bathroom: 15.1 - loose toilets

Bathroom: 15.2 - broken handle Bathroom: 15.2 - loose spigot

INTERIOR ROOM

Interior Doors/Hardware Defective

Closet Defective

Electrical (Random sampling of outlets, switches, fixtures.) Defective

16.0 - Face plates missing from multiple light switch's and electrical receptacles. This is a safety hazard and we recommend installation for safety.

16.1 - Multiple interior doors throughout the house do not latch or lock properly, if this is a concern, have a qualified handyman repair to improve door functions.


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Interior Room: 16.0 - Interior Room: 16.0 -

Interior Room: 16.1 - closet did not latch Interior Room: 16.1 - interior door does not latch

The item/system was marginally acceptable. (It performed its designed function as of the time of theinspection. However, due to age and/or deterioration, it will likely require early repair or replacement.)

(MARGINAL)MAR

The item/system failed to operate/perform its intended function, was structurally deficient, was unsafe orwas hazardous at the time of the inspection.

(DEFECTIVE)DEF


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462





Congratulations on your new home purchase and Thank You for choosing National Property Inspections! Please tell all your friends to "Call NPI before you Buy or Sell!"

Wes Grant NC License #3238 / SC License #RBI 48462


1/15/2013 Inspector Phone: (704) 628-6601(704) 221-2220

NC #3238 SC #RBI.48462


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