Inspection Report. Mr. John Doe. Property Address: 123 Easy Street City SC Milestone Home Inspections

Transcription

1 Inspection Report Mr. John Property Address: 123 Easy Street City SC Ronald Cuthbertson SC RBI # Saint Ives Road North Charleston, SC 29406

2 Table of Contents Cover Page...1 Table of Contents...2 Intro Page Roofing Exterior Garage Interiors Built-In Kitchen Appliances Plumbing System Electrical System Fireplace Heating / Central Air Conditioning Attic /Insulation and Ventilation Foundation/Crawl Space/Slab/Basement General Condition...60 General Summary...61 Invoice Easy Street Page 2 of 89

3 Date: 8/21/2017 Time: 10:00 AM Report ID: Property: 123 Easy Street City SC Customer: Mr. John Real Estate Professional: Jane Realtor Good Realty This inspection was performed in accordance with the South Carolina Standards of Practice for Residential Home Inspections. Issues relating to special or unique local code compliance for residential property is the responsibility of a municipal code inspector and is not within the scope of this inspection. Please consult with your Realtor or local government agencies for more information. A copy of the South Carolina Standards of Practice for Residential Home Inspectors is available at and click on "resources" then click on "South Carolina Standards of Practices" Home ownership brings with it a certainty that failures and repairs will occur. Your home inspector will not be able to predict all such occurrences. A 2 or 3 hour investigation by your professional inspector and the resulting report will provide you with an accurate reflection of the current property condition.this inspection is not conducted to detect every minor problem or condition that may exist in the building. Cosmetic deficiencies are to be considered obvious. Comment Key or Definitions The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property. Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear. Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting. Not Present (NP) = This item, component or unit is not in this home or building. Maintenance Repair /Replace (MR) = This item, component or unit needs typical periodic maintenance to operate properly. Maintenance should be preformed to maintain the proper function of the item. Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement. Specialized Equipment / Exclusions If the property you are preparing to buy has any of the following items or equipment, you may want to consider having them inspected by a specialist in that field. These items are specifically excluded from the scope of a routine home inspection.( Inspections of most of these items are available for an extra fee ) Docks and equipment Sea walls / Retaining walls that do not directly affect the house Solar systems ( pool,heating etc) Wells, Pumps, Well water, Water softener, Water purification equipment, Irrigation and sprinkler systems, Underground tanks and pipes Septic sewage systems Detached structures ( structures on the property not directly attached to the house such as detached garages, storage sheds, barns ) Telephone, Cable TV, Sound & intercom equipment, Smoke detectors, Security systems, Lightning protection systems, Fire protection systems, Central Vacuum Systems, Energy efficiency measurements and systems Fences, gates and related components, Landscaping including trees and plants, Concealed or private secured systems, landscaping and playground structures, Recreational equipment or facilities Pest infestations and wood destroying organisms ( including but not limited to termites, carpenter ants, wood boring beetles and fungal rot ), Conditions relating to animal, rodents or other household pest or the damage caused thereby; 123 Easy Street Page 3 of 89

4 Engineering analysis of any kind, including structural integrity and system design problems. Environmental hazards including, but not limited to, radon, formaldehyde, lead, lead based paint, asbestos, Chinese drywall, toxic or flammable materials, molds, mildew, fungi, or spores thereof; Non-built -in equipment or appliances ( washer / dryer / refrigerator / freezer / window air conditioning units, Dehumidifiers, and other personal property) Survey of the property, Appraisal of the property value Violation of any past or present building or governmental codes, ordinances, or regulations, Violation of any covenants or zoning ordinances, Violation of any manufacturer's specifications or instructions. Paint, wallpaper, and other decorative treatments Accessories for HVAC systems or auxiliary heating units including gas logs If you have any questions about these items or equipment, you should contact your real estate representative. If you have questions regarding the risk of not having these items inspected, you may contact your Home Inspector. NOTE; The above items may not be all inclusive of specialized equipment at the property you are preparing to purchase. Be sure to thoroughly examine your inspection report. Items indicated in this report are included in the inspection. Items not specifically indicated in the report are not included in the scope of the home inspection. We have included these comments in the report as a courtesy to our clients as our goal is that you be as informed as possible. Please excuse any grammatical errors. In Attendance: Client, Inspector Standards of Practice: South Carolina Home Inspectors Standards of Practice Approximate age of building: 18 Years Temperature: Over 80 (F) Weather: Party Cloudy Rain in last 3 days: Scattered Showers 123 Easy Street Page 4 of 89

5 1. Roofing The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors. Not all flashing on the home is visible. Flashing under shingles and siding is not visible and not inspected. Styles & Materials Viewed roof covering from: Ground Ladder Binoculars Roof Coverings not accessable (Not Inspected): areas not visible from ground with binoculers Items 1.0 ROOF COVERINGS 1.1 ROOF VENTILATION Roof Covering: new ) 1.2 ROOF PENETRATIONS ( plumbing stacks, gas vents, Etc. ) Architectural asphalt / fiberglass shingle ( 30 year life expectancy from 1.3 FLASHINGS, Repair or Replace (1) Not all flashing on the home is visible. Flashing under shingles and siding is not visible and not inspected. Ventilation: Vents Vents Vents Ridge Soffit Gable 123 Easy Street Page 5 of 89

6 (2) Kick out flashing is missing. Kick out flashing is used at the roof to wall intersections to divert water away from the house. Recommend install to prevent moisture intrusion behind the siding. Recommend a qualified roofer to evaluate and make all needed repairs. 1.3 Item 1(Picture) Front Porch Left Side 1.3 Item 2(Picture) Front Porch Right Side 1.3 Item 3(Picture) Left Side Chimney 1.3 Item 4(Picture) Right Side Chimney 1.5 ROOF DRAINAGE SYSTEMS ( gutters and downspouts )( Gutters and downspouts are not inspected for leakage,if it's not raining.) Comments: Not Present 1.6 OVERALL CONDITION OF THE ROOF COVERINGS Roof is in sound condition with the exceptions noted above. The roof of the home was inspected and reported on with the above information. Roofs are visually inspected in accordance with the South Carolina Standards of Practice. Minor defects that can produce leaks such as pin holes or poor concealed flashing, etc. may not be generally visible at time of inspection. Unless it is presently raining or other visible staining is present, it may not be possible to determine if a leak exists. Some staining on roof sheathing or ceilings could indicate a past or present leak and will be documented in area observed with recommendations given as appropriate.while the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. 123 Easy Street Page 6 of 89

7 2. Exterior The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility. In homes with insulated glass windows it is a common problem, especially with windows of age, to have some state of seal failure or another. Seal failure is were the seal between the double panes of glass have failed allowing the gas to escape and letting moisture in. Signs include but not limited to a cloudy look to the window that will not come clean, Moisture collecting between the glass, a metallic look forming between the glass. etc. Were the inspector makes every effort to point out any signs of seal failure, It is impossible to know if a window has seal failure if no signs were present during the inspection or the windows were to dirty and covered up any possible signs. The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility. In homes with insulated glass windows it is a common problem, especially with windows of age, to have some state of seal failure or another. Seal failure is were the seal between the double panes of glass have failed allowing the gas to escape and letting moisture in. Signs include but not limited to a cloudy look to the window that will not come clean, Moisture collecting between the glass, a metallic look forming between the glass. etc. Were the inspector makes every effort to point out any signs of seal failure, It is impossible to know if a window has seal failure if no signs were present during the inspection or the windows were to dirty and covered up any possible signs. 123 Easy Street Page 7 of 89

8 Styles & Materials Siding Material: Vinyl Items 2.0 WALL CLADDING / SOFFIT / FASCIAS/ FLASHING AND TRIM ( including shutters ), Maintenance Repair, Repair or Replace 123 Easy Street Page 8 of 89

9 (1) Typical minor damage (cosmetic) to the bottom of trim and siding from what appears is the lawn edger/ domesticated pet etc. 2.0 Item 1(Picture) (2) Large gap in siding noted where HVAC line set enters home. Recommend caulking around line set to fill gap and prevent moisture/pest intrusion. 2.0 Item 2(Picture) (3) Gap noted in siding above rear patio. Recommend repair/close gap to prevent moisture intrusion and wind damage. 2.0 Item 3(Picture) 123 Easy Street Page 9 of 89

10 2.1 PAINT AND CAULKING 2.2 WALL STRUCTURE 2.3 DOORS ( Exterior ) 2.4 WINDOWS ( Exterior Side ) 2.6 DECKS, BALCONIES, STOOPS, STEPS, PORCHES, PATIO,APPLICABLE RAILINGS, Maintenance Repair (1) Exposed fasteners on exterior of rear patio are beginning to rust. Recommend prep, and paint or caulk to prevent further rust/deterioration. 2.6 Item 1(Picture) 2.6 Item 2(Picture) (2) Rear patio railing is has peeling and fading paint. Recommend prep, prime and paint to prevent premature deterioration. 2.6 Item 3(Picture) 2.6 Item 4(Picture) 123 Easy Street Page 10 of 89

11 2.6 Item 5(Picture) 2.7 EXTERIOR VENTING ( Dryer / Bath / Ventilation / Etc. ) 2.8 WALKWAY, DRIVEWAY, PATIO, Repair or Replace Earth beneath driveway corner is beginning to erode. This has resulted in settlement of the driveway slab. Recommend filling eroded area and take measures to prevent future erosion (small retaining wall, stacked stone, poured concrete). 2.8 Item 1(Picture) 2.8 Item 2(Picture) 2.9 LANDSCAPE/VEGETATION/GRADING/ DRAINAGE AROUND FOUNDATION RETAINING WALLS (With respect to their effect on the condition of the building), Maintenance Repair, Repair or Replace 123 Easy Street Page 11 of 89

12 (1) Recommend cutting back bushes and shrubs from around the house to prevent damage to siding and provide access to utilities. 2.9 Item 1(Picture) 2.9 Item 2(Picture) (2) Negative slope towards right side of home (facing front). This area does not appear to drain water away from home and may require grading or other drainage improvements to help prevent water from accumulating near foundation. 2.9 Item 3(Picture) 2.10 FENCING ( Fencing is not within the scope of the home inspection. Any comments are made only as a courtesy to our client ), Repair or Replace 123 Easy Street Page 12 of 89

13 Back yard fence gate is aged with failing support wiring and has begun to sag in the middle. This makes the gate very difficult to open and close. Recommend repair/replace gate panels for proper operation Item 1(Picture) Back Yard Gate 2.12 OVERALL CONDITION OF EXTERIOR Overall condition of the exterior is good for the age of the home with exceptions noted above. The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. 123 Easy Street Page 13 of 89

14 3. Garage Items 3.0 GARAGE FLOOR / CEILINGS / WALLS ( INCLUDING FIREWALL SEPERATION ), Maintenance Repair, Repair or Replace (1) The garage ceiling shows minor stains present. Consult the homeowner to problem / repair history. 3.0 Item 1(Picture) Garage 123 Easy Street Page 14 of 89

15 (2) Previous repair noted at garage ceiling. Recommend consult homeowner for problem and repair history. 3.0 Item 2(Picture) (3) Damage noted on drywall at garage ceiling (cosmetic). Recommend repair as needed. 3.0 Item 3(Picture) 3.1 OCCUPANT DOOR FROM GARAGE TO INSIDE HOME 3.2 CONDITION OF GARAGE DOOR 123 Easy Street Page 15 of 89

16 4. Interiors The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments. Dining Room Front Den Foyer Downstairs Hallway Breakfast Room Living Room 123 Easy Street Page 16 of 89

17 Foyer Stairwell Master Bedroom Master Closet Lofted Walkway Left Rear Bedroom U/S 123 Easy Street Page 17 of 89

18 Items Right Rear Bedroom U/S Right Front Bedroom U/S 4.0 CEILINGS, Repair or Replace (1) Ceiling has a visible stain in the dining room and front den. Ceiling tested dry at time of inspection. Consult owner for leak history and any repairs made. Prep and paint as needed. 4.0 Item 2(Picture) Dining Room 4.0 Item 1(Picture) Dining Room 123 Easy Street Page 18 of 89

19 4.0 Item 3(Picture) Front Den 4.0 Item 4(Picture) Front Den 4.0 Item 5(Picture) Left Rear Bedroom Closet (2) Ceilings have visible stains in several of the upstairs rooms, hallways, and closets. Staining appears to be most prominent towards the middle of the home. Strongly recommend consult owner for leak history and any repairs that have been made. Recommend monitor staining for worsening during heavy rain. 4.0 Item 6(Picture) Upstairs Hallway 4.0 Item 7(Picture) 123 Easy Street Page 19 of 89

20 4.0 Item 8(Picture) Right Rear Bedroom U/S 4.0 Item 9(Picture) Upstairs Hall Bathroom Closet 4.1 WALLS, Maintenance Repair, Repair or Replace (1) Previous repair noted at front wall of den. Consult homeowner for reason for repair. 4.1 Item 1(Picture) (2) Several areas of minor cosmetic damage noted on walls and trim throughout home. 4.1 Item 2(Picture) Front Den 4.1 Item 3(Picture) Living Room 123 Easy Street Page 20 of 89

21 4.1 Item 4(Picture) Left Rear Bedroom 4.1 Item 5(Picture) Upstairs Halway 4.1 Item 6(Picture) 123 Easy Street Page 21 of 89

22 (3) Typical tape pop / sheetrock cracking noted in the foyer of home. 4.1 Item 7(Picture) (4) Settlement crack noted at several doors and windows throughout the home. Recommend repair, prep and paint. 4.1 Item 8(Picture) Foyer Door Frames 4.1 Item 9(Picture) 4.1 Item 10(Picture) Master Bedroom Door 123 Easy Street Page 22 of 89

23 (5) Minor screw "pops" noted in rear right bedroom as well as front right bedroom. Screw pops occur when drywall fasteners push out from drywall which causes small bubbles to appear underneath wall/ceiling paint. Recommend repair, prep and paint as needed. 4.1 Item 11(Picture) Right Front Bedroom 4.1 Item 12(Picture) Right Front Bedroom (6) Typical tape pop / sheetrock cracking noted in the master bedroom. 4.1 Item 13(Picture) (7) Significant areas of repair and painting noted on walls in right front bedroom. Recommend consult homeowner for reason for repairs. 4.1 Item 14(Picture) 4.1 Item 15(Picture) 123 Easy Street Page 23 of 89

24 4.1 Item 16(Picture) 4.2 FLOORS, Repair or Replace (1) Cracked tile noted at kitchen floor. Recommend repair/replace as needed. 4.2 Item 1(Picture) 123 Easy Street Page 24 of 89

25 (2) Cracked tile noted in master bathroom. Repair/replace as needed. Note: Not all areas of cracked tile are pictured. 4.2 Item 2(Picture) 4.2 Item 3(Picture) (3) Discoloration noted on flooring in front den. Staining appears related to previous repair on adjacent wall. Recommend consult homeowner for problem and repair history. 4.2 Item 4(Picture) 4.3 DOORS ( ALL ACCESSIBLE DOORS ), Repair or Replace 123 Easy Street Page 25 of 89

26 (1) Master bathroom door needs strike and latch adjustment to shut tight. Currently the door will not latch due to alignment of the strike plate to the latch. Repair for proper operation. 4.3 Item 1(Picture) (2) Door needs adjustment to close in right rear bedroom, the door rubs and sticks at top corner from settlement of the adjacent wall. 4.3 Item 2(Picture) Right Rear Bedroom Door U/S 4.3 Item 3(Picture) Rubbing Area 4.4 WINDOWS (REPRESENTATIVE NUMBER ), Maintenance Repair 123 Easy Street Page 26 of 89

27 Several windows throughout the home were held shut by child-proof/security brackets. It is important for at least one window in every room operate for an emergency escape. I recommend correct for safety. 4.4 Item 1(Picture) 4.4 Item 2(Picture) 4.5 STEPS, STAIRWAYS, BALCONIES AND RAILINGS 4.6 COUNTERS TOPS / CABINETS, Maintenance Repair, Repair or Replace (1) Cabinet door in half bathroom is damaged and also needs adjustment to shut properly. 4.6 Item 1(Picture) 123 Easy Street Page 27 of 89

28 (2) Several cabinet knobs in the kitchen are loose and require tightening. Recommend tighten as needed. 4.6 Item 2(Picture) (3) Decorative tile missing/damaged in kitchen above stove. Recommend replace for finished appearance. 4.6 Item 3(Picture) 4.6 Item 4(Picture) (4) The cabinet laminate covering is damaged on the cabinets in the kitchen to the right of the refrigerator. 4.6 Item 5(Picture) 4.7 ACTIVE MOISTURE INTRUSION 123 Easy Street Page 28 of 89

29 The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. 123 Easy Street Page 29 of 89

30 5. Built-In Kitchen Appliances The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, dishwasher soap dispensers,microwave oven leakage or thermostats for calibration or automatic operation; Non built-in appliances such as washer and dryer or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable. Water softeners and water filtering systems are not included in this inspection. No age of the kitchen appliances is obtained. I recommend consult the homeowner for the appliance age. Items 5.0 DISHWASHER 5.1 FOOD WASTE DISPOSER 5.2 MICROWAVE 5.3 COOKTOP/OVEN OR RANGE 5.4 RANGE VENTILATION Kitchen The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. Average life expectancy ; Range ( Stove / Oven / Stove top ) - 15 to 20 years, Range Exhaust Hood - 10 to 15 years, Dishwasher - 7 to 10 years, Garbage Disposal - 10 years, Microwave - 15 to 20 years, Trash Compactor - 5 to 10 years, Refrigerator 15 years, Washer 5 to 10 years, Dryer 12 to 15 years 123 Easy Street Page 30 of 89

31 6. Plumbing System The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials. Downstairs Half Bath Half Bath Sink Washer/Dryer Closet Kitchen Sink 123 Easy Street Page 31 of 89

32 Kitchen Garbage Disposal Master Bath Master Bath Master Sink Master Sink Upstairs Hall Bathroom 123 Easy Street Page 32 of 89

33 Hall Bathroom Sink Electric Water Heater Styles & Materials Plumbing Water Distribution (inside home): PEX Water Heater Age: 2 Years Items 6.0 PLUMBING DRAIN, WASTE AND VENT SYSTEMS Plumbing Waste: PVC Water Heater Capacity: 6.1 PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS 50 Gallon (2-3 people) Water Heater Power Source: Electric 6.2 SHOWER /TUB, Maintenance Repair (1) Recommend caulk tub and shower stall at tile surround as regular maintenance to prevent moisture intrusion in the master bathroom. Recommend use proper tub and bath caulking. 6.2 Item 1(Picture) Master Shower Stall 6.2 Item 2(Picture) Master Bathtub 123 Easy Street Page 33 of 89

34 (2) Shower door bottom moisture seal is missing and requires replacement. 6.2 Item 3(Picture) Master Shower Door (3) Recommend caulk tub at tile surround in hall bathroom as regular maintenance to prevent moisture intrusion. Recommend use proper tub and bath caulking. 6.2 Item 4(Picture) Upstairs Hall Bathroom (4) Tub fixture in upstairs hall bathroom is damaged (cosmetic). Recommend replace as needed. 6.2 Item 5(Picture) Upstairs Hall Bathroom Tub 123 Easy Street Page 34 of 89

35 6.3 SINK PLUMBING/FAUCETS/STOP VALVES ( Pedestal sink plumbing is concealed by the pedestal which restrict the viewing of the plumbing ), Repair or Replace (1) The sink stop valve is not attached in the upstairs hall bathroom, repair as needed. 6.3 Item 1(Picture) Hall Bathroom Sink Stopper Hardware (2) Severe moisture damage noted on back splash of kitchen sink. Wood portion of back splash tested wet at the time of inspection. It is possible that there is an active plumbing leak in this area. I strongly recommend further inspection and repair by a licensed plumber/contractor. 6.3 Item 2(Picture) 6.3 Item 3(Picture) 6.4 TOILET 6.5 HOT WATER SYSTEMS, Repair or Replace 123 Easy Street Page 35 of 89

36 (1) The water heater is missing seismic strapping to secure the unit from tipping. Recommend install for safety. 6.5 Item 1(Picture) Missing Seismic Strapping (2) Your water heater does not have any physical bump protection. This may not have been required at the time of the water heater installation, however bump protection is recommend for safety on all water heaters installed in a garage. 6.5 Item 2(Picture) Missing Bump Protection 6.6 HOT WATER TEMPERATURE Comments: Not Inspected Note: Water heater was shut down at the time of inspection. We do not activate systems that have been shut down as we do not know the reason for shut down. 6.7 T&P VALVE EXTENDED TO WITHIN 6 INCHES OF FLOOR OR TO OUTSIDE, Repair or Replace 123 Easy Street Page 36 of 89

37 Existing piping for the T&P valve on water heater exits the side of home horizontally and terminates well above the ground. This is a safety hazard which could lead to injury of nearby persons if the temperature and pressure relief valve were to release. Recommend extending existing T&P relief piping downward, terminating within 6 inches of the ground. 6.7 Item 1(Picture) Missing T&P Piping Extension 6.8 WASHER CONNECTIONS 6.9 HOSE BIBS 6.12 MAIN WATER SHUT-OFF VALVE (Describe location) (1) The main water shut off is at the outside meter near the road.( Water key required ) You can purchase a water key for use in an emergency at most hardware stores. A secondary shut off is present near the house that does not require a water key. 123 Easy Street Page 37 of 89

38 (2) The secondary water shut-off at the house is the red handle on the valve near front wall to the right of front porch Item 1(Picture) Main Water Shut-Off 6.13 OVERALL CONDITION OF THE PLUMBING SYSTEM The plumbing system is in good / typical condition ( for age of the home ) with exceptions noted above. The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. 123 Easy Street Page 38 of 89

39 7. Electrical System The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles.(ground fault circuit interrupters) GFCI's at plumbing fixtures, and all in the garage or carport, and on the exterior of inspected structures; The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment. Styles & Materials Location of panel / sub panel: Garage Electric Panel Manufacturer: CUTLER HAMMER Items Panel capacity: 200 AMP Wiring Methods: Romex Panel Type: Circuit breakers 7.0 CONNECTED FIXTURES & OUTLETS (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house), Maintenance Repair, Repair or Replace 123 Easy Street Page 39 of 89

40 (1) Multiple lights did not operate throughout the home at time of the inspection. ( possible bunt out bulbs ).Recommend review and repair by a qualified contractor. 7.0 Item 1(Picture) Downstairs Half Bath 7.0 Item 2(Picture) Rear Patio Ceiling Fan 7.0 Item 3(Picture) Master Bedroom Fan 7.0 Item 4(Picture) Master Bathroom Shower Lighting 7.0 Item 5(Picture) Master Bathroom 7.0 Item 6(Picture) Left Rear Bedroom Fan 123 Easy Street Page 40 of 89

41 7.0 Item 7(Picture) Upstairs Hall Bathroom (2) Outlet cover plate is missing in the cabinet above the microwave. Recommend replace for safety. 7.0 Item 8(Picture) (3) Electrical outlet in upstairs balcony tested showing an open ground. Recommend repair/replacement by a licensed electrician. 7.0 Item 9(Picture) 7.0 Item 10(Picture) 7.1 EXTERIOR,LIGTHS, OUTLETS, WALL SWITCHES, CONNECTED DEVICES& WIRING ( Exterior and Garage ) 123 Easy Street Page 41 of 89

42 7.2 ELECTRICAL IN ATTIC, Repair or Replace Damaged switch plate cover noted in attic. Recommend replace cover for safety. 7.2 Item 1(Picture) Attic Access Light Switch 7.3 ELECTRICAL IN CRAWL SPACE / BASEMENT 7.4 DOOR CHIME 7.5 POLARITY AND GROUNDING OF RECEPTACLES 7.6 OPERATION OF GFCI IN BATHS (GROUND FAULT CIRCUIT INTERRUPTERS) 7.7 OPERATION OF GFCI IN GARAGE, EXTERIOR (GROUND FAULT CIRCUIT INTERRUPTERS), Repair or Replace Rear patio outlet tested and displayed a reversed hot and neutral contact. Recommend repair/replacement by a licensed electrician. Outlet also would not trip when tested for GFCI. It is possible that this is related to the reversed hot/neutral. Recommend inspection and repair by a licensed electrician. 7.7 Item 1(Picture) Rear Patio Outlet 123 Easy Street Page 42 of 89

43 7.8 OPERATION OF GFCI IN KITCHEN (GROUND FAULT CIRCUIT INTERRUPTERS), Repair or Replace Countertop outlet to the left of kitchen sink and to the right of refrigerator are not GFCI protected. Since 1987 GFCI outlets have been required within 6 feet of the kitchen sink and since 1996 all kitchen outlets are to be GFCI protected.( excluding refrig / freezer ) Recommend install GFCI protected outlets for added safety and current standards. Recommend all electrical repairs be made by a licensed electrician. 7.8 Item 1(Picture) Left of Sink 7.8 Item 2(Picture) Right of Refrigerator 7.9 ARE SMOKE DETECTORS PRESENT IN HOME (Functional testing of the smoke detectors is not part of a South Carolina Home Inspection. We will comment if present or not. It is recommended that homeowners periodically confirm operation of smoke detectors and change batteries annually or as suggested by manufacturer. Typical lifespan for smoke detectors is 10 years and carbon monoxide detectors is 5 years. Recommend that homeowner is familiar with manufacturer specifications, and if in doubt regarding age, replace appliance)., Repair or Replace Missing smoke detector noted in right front bedroom upstairs. Recommend replace for safety. 7.9 Item 1(Picture) 7.11 BATH / EXHAUST FAN 7.12 SERVICE DROP, ENTRANCE CONDUCTORS, CABLES AND RACEWAYS 7.13 SERVICE GROUNDING, Repair or Replace 123 Easy Street Page 43 of 89

44 The electrical ground runs into the ground and is not visible. The bond of the ground rod and ground wire is required to be visible. I recommend uncover the bond and ensure proper and exposed Item 1(Picture) 7.14 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS / BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE, Repair or Replace 123 Easy Street Page 44 of 89

45 (1) There are several double lugged neutral wires in the home's electrical panel that do not meet modern installation requirements. This can be a safety or equipment hazard under certain conditions and I recommend a licensed electrician further inspect and repair. Enough room on the terminal bar exists to separate the existing double lugged neutrals Item 1(Picture) (2) Unused breaker noted in panel box. Breaker is currently acting as a filler to prevent access to area behind panel cover. However, it is not recommended that this breaker be used in the future as it may be defective. Recommend consult electrician about removal/replacement Item 2(Picture) 7.16 MAIN ELECTRICAL SHUT OFF (DISCONNECT) 123 Easy Street Page 45 of 89

46 The main electrical disconnect for the home is located in the inside panel box Item 1(Picture) Main Electrical Shut-Off 7.17 OVERALL CONDITION OF THE ELECTRICAL SYSTEM Good with exceptions noted above. The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. Outlets are tested with "outlet tester" with a trip button to test GFCI's The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. Outlets are tested with "outlet tester" with a trip button to test GFCI's 123 Easy Street Page 46 of 89

47 8. Fireplace FIREPLACE/GAS LOGS: For gas log installations, only a visual inspection can be made of logs and related components. If pilots are off, no functional test can be made. For practical purposes, extended burn periods cannot be accomplished during a limited inspection which could reveal burn pattern deficiencies as fireplace warms up. As with all gas appliances, periodic inspection and servicing are recommended to be made by a qualified gas appliance contractor. For wood burning fireplaces, it is also recommended to have an inspections and cleaning by a licensed chimney sweep. Styles & Materials Types of Fireplaces: Vented gas logs Items 8.0 SMOKE CHAMBER / FIREBOX 8.1 DAMPER 8.2 HEARTH AND HEARTH WALL 8.3 MANTEL 8.4 LINER / FLUE, Maintenance Repair Chimney (exterior): Vinyl siding 123 Easy Street Page 47 of 89

48 The fireplace flue was partially visible. Due to heavy soot buildup the flue was not completely visible and soot could cover cracks or other defects. I recommend having the flue cleaned and inspected by a qualified chimney sweep before use and as regular maintenance in the future. 8.4 Item 1(Picture) Fireplace Flue 8.5 CHIMNEY 8.6 CHIMNEY FLASHING / CAP / COVER, Repair or Replace The chimney cap is rusting. Recommend prep and paint with heat resistant paint to prevent deterioration. 8.6 Item 1(Picture) 8.7 GAS LOGS ( The gas logs will be operated if the pilot is active. We do not activate systems that are shut down ) Comments: Not Inspected The gas logs did not operate due to the gas was shut off under the unit. We do not have the knowledge or know the reason the gas was shut off so we do not turn on the shut down fixtures. I recommend consult the homeowner to the reason the gas was off to the fireplace and ensure proper operation before closing. 8.8 UNIT GAS SHUT OFF 123 Easy Street Page 48 of 89

49 The gas shut off was located to the right of the unit. The shut-off is red knob and is currently pictured in the "OFF" position. 8.8 Item 1(Picture) Gas Logs Fuel Shut-Off Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. 123 Easy Street Page 49 of 89

50 9. Heating / Central Air Conditioning The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms. Furnaces, air conditioning equipment and related ductwork can only be visually inspected from outside of unit and functionally tested, weather permitting, per the South Carolina Standards. A full inspection would require some disassembly of equipment and use of special measurement gauges that can only be performed by a qualified HVAC contractor. If equipment is older, it is generally recommended that it be reviewed, serviced and/or cleaned by a qualified HVAC and/or ductwork contractor prior to closing to determine if any latent or hidden defects are present and that equipment is operating properly. Styles & Materials A/C UNIT 1: 3 YEARS Items 9.0 HEATING EQUIPMENT Comments: Not Inspected Furnace / heat pump was not operated due to exterior temperatures. 9.1 AIR CONDITIONING EQUIPMENT, Repair or Replace 123 Easy Street Page 50 of 89

51 Ambient air test was performed by using thermometers on the air handler of Heat pump in cool mode to determine if the difference in temperatures of the supply and return air are a minimum of 14 degrees which indicates the unit is cooling as intended. The supply read 66 degrees and the return read 80 degrees. Note: While this temperature difference suggests that the unit is working properly in cooling the home the same temperature difference was not achieved at distal supply registers. This could suggest that the heating/cooling system needs to be evaluated and possibly repaired or serviced. It is also possible that the units cooling capacity does not meet the cooling needs of the home. Recommend full evaluation of HVAC system by a licensed HVAC technician. 9.1 Item 1(Picture) Return Air Temperature 9.1 Item 2(Picture) Supply Air Temperature 9.2 THERMOSTAT CONDITION 9.3 AIR FILTERS 9.4 CONDENSATION LINE OR PUMP'S CONDITION / EMERGENCY DRIP PAN 123 Easy Street Page 51 of 89

52 Primary and secondary HVAC condensate lines exit the home in the same area. The primary condensate line should discharge water during normal use of the HVAC system. If the primary line becomes clogged, the secondary line is designed as a temporary drain until the primary line can be repaired/unclogged. Typically the secondary or emergency condensate line will exit the home in a conspicuous area (over a door or window) so that discharge from this line is easily noticed by the homeowner. However, when both the primary and secondary lines exit the home together, it is important to monitor them regularly to ensure that the primary line is draining freely. Note: If any discharge is noted from the secondary line it confirms that there is a problem with the HVAC system and the HVAC system should be evaluated and repaired by a licensed HVAC technician. 9.4 Item 1(Picture) 9.5 DISTRIBUTION SYSTEMS (Including ductwork, piping, registers, radiators, ductwork support, and related equipment), Maintenance Repair, Repair or Replace (1) Insulation is missing on the line-set at the outside compressor. Recommend apply insulation to line-set for proper operation. 9.5 Item 1(Picture) HVAC Suction Line 123 Easy Street Page 52 of 89

53 (2) Air supply register in both the master bedroom closet and right rear bedroom is clogged with paper/cardboard, likely done by the previous homeowner. Recommend remove blockage to promote more efficient heating/cooling. 9.5 Item 2(Picture) Master Bedroom Closet 9.5 Item 3(Picture) Right Rear Bedroom U/S (3) Air supply register in upstairs hall bath is beginning to rust. This is common in bathrooms due to the high levels of humidity. As the cooling air blows past the register condensation forms on the metal register causing the metal to rust. Recommend prep and paint to prevent rusting. 9.5 Item 4(Picture) Upstairs Hall Bathroom Register 9.6 DRYER VENT 9.9 FUEL STORAGE AND DISTRIBUTION SYSTEMS (NOTE: Only visible portions of gas lines are inspected. Shut down, buried or concealed portions of distribution system cannot be inspected. These would require a pressure test by a qualified gas contractor to detect any leaks or other abnormalities., Repair or Replace 123 Easy Street Page 53 of 89

54 (1) Liquid propane storage tanks noted at back of home. Recommend contact local gas company for further tank inspection and service before use. 9.9 Item 1(Picture) (2) The propane tank outside the home is missing tie down straps to prevent tilting. Recommend install for safety. 9.9 Item 2(Picture) 9.10 MAIN FUEL (GAS) SHUT-OFF VALVE (describe location) 123 Easy Street Page 54 of 89

55 The main gas shut off valve is at the propane gas tank out side of the home. Gas fuel is present in your home as a fuel source by either natural or propane, Were we will let you know if we do smell or detect a gas odor we do not inspect for gas leaks, If this is a concern we recommend you have a full gas line and appliance inspection Item 1(Picture) 9.11 OVERALL CONDITION OF THE HVAC SYSTEM Good with exceptions noted above. Reference inspection item 9.1 The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. 123 Easy Street Page 55 of 89

56 10. Attic /Insulation and Ventilation The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances. Styles & Materials Attic Insulation: Blown METHOD USED TO INSPECT THE ATTIC: ENTERED THE ATTIC AND VIEWED FROM THE FLOORED AREA Items 10.0 ATTIC / CEILING / ROOF STRUCTURE 10.1 LEAKS IN ATTIC 10.2 INSULATION IN ATTIC ROOF STRUCTURE: ENGINERED WOOD TRUSS CEILING STRUCTURE: ENGINEERED TRUSS 123 Easy Street Page 56 of 89

57 10.4 VENTILATION AND VENTILATION FANS / BATH FAN PIPING 10.5 ATTIC ACCESS STAIRS/DOOR/PANEL, Maintenance Repair The attic access panel is missing insulation. Insulation helps seal drafts from / though the panel when shut. Recommend install insulation on main panel Item 1(Picture) 10.6 ATTIC AREAS NOT ACCESIBLE FOR INSPECTION not all attic was accessible due to low clearance and unsafe walking conditions The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. 123 Easy Street Page 57 of 89

58 11. Foundation/Crawl Space/Slab/Basement Not all framing is visible ( Areas covered by insulation, not accessible, blocked by duct pipe ) and could not be inspected The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons. Styles & Materials Foundation: Slab Items Floor Structure: 11.0 EXTERIOR FOUNDATION STRUCTURE (Visible ) Hairline settlement crack (typical) noted at the foundation wall at various areas of home. Slab 11.0 Item 2(Picture) 11.0 Item 1(Picture) 123 Easy Street Page 58 of 89

59 11.0 Item 3(Picture) 11.0 Item 4(Picture) The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. 123 Easy Street Page 59 of 89

60 12. General Condition Please note; If the residence is occupied, due to homeowners / tenants personal belongings and placement of these items, some windows, doors, and outlets could not be operated/tested for the inspection. Also, for the same reason, some areas of walls and floors were obstructed from view by carpets / wall and window coverings / furniture and belongings, therefore limiting the visual inspection, as well as being out of reach. To keep from damaging property and/or personal belongings, we do not move furniture and/or personal items in the home. Items 12.0 GENERAL COMMENTS REGARDING FLOOR/WALLS/CEILINGS OR WINDOWS 12.1 OVERALL CONDITION AND MAINTENANCE OF HOME Overall condition and maintenance is good considering the age of the home, but requires several repairs. 123 Easy Street Page 60 of 89

61 General Summary 7927 Saint Ives Road North Charleston, SC Customer Mr. John Address 123 Easy Street City SC The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report. 1. Roofing 1.3 FLASHINGS Inspected, Repair or Replace (1) Not all flashing on the home is visible. Flashing under shingles and siding is not visible and not inspected. (2) Kick out flashing is missing. Kick out flashing is used at the roof to wall intersections to divert water away from the house. Recommend install to prevent moisture intrusion behind the siding. Recommend a qualified roofer to evaluate and make all needed repairs. 1.3 Item 1(Picture) Front Porch Left Side 1.3 Item 2(Picture) Front Porch Right Side 123 Easy Street Page 61 of 89

62 1.3 Item 3(Picture) Left Side Chimney 1.3 Item 4(Picture) Right Side Chimney 2. Exterior 2.0 WALL CLADDING / SOFFIT / FASCIAS/ FLASHING AND TRIM ( including shutters ) Inspected, Maintenance Repair, Repair or Replace (1) Typical minor damage (cosmetic) to the bottom of trim and siding from what appears is the lawn edger/ domesticated pet etc. 2.0 Item 1(Picture) (2) Large gap in siding noted where HVAC line set enters home. Recommend caulking around line set to fill gap and prevent moisture/pest intrusion. 123 Easy Street Page 62 of 89

63 2.0 Item 2(Picture) (3) Gap noted in siding above rear patio. Recommend repair/close gap to prevent moisture intrusion and wind damage. 2.0 Item 3(Picture) 2.8 WALKWAY, DRIVEWAY, PATIO Inspected, Repair or Replace Earth beneath driveway corner is beginning to erode. This has resulted in settlement of the driveway slab. Recommend filling eroded area and take measures to prevent future erosion (small retaining wall, stacked stone, poured concrete). 123 Easy Street Page 63 of 89

64 2.8 Item 1(Picture) 2.8 Item 2(Picture) 2.9 LANDSCAPE/VEGETATION/GRADING/ DRAINAGE AROUND FOUNDATION RETAINING WALLS (With respect to their effect on the condition of the building) Inspected, Maintenance Repair, Repair or Replace (1) Recommend cutting back bushes and shrubs from around the house to prevent damage to siding and provide access to utilities. 2.9 Item 1(Picture) 2.9 Item 2(Picture) (2) Negative slope towards right side of home (facing front). This area does not appear to drain water away from home and may require grading or other drainage improvements to help prevent water from accumulating near foundation. 123 Easy Street Page 64 of 89

65 2.9 Item 3(Picture) 2.10 FENCING ( Fencing is not within the scope of the home inspection. Any comments are made only as a courtesy to our client ) Inspected, Repair or Replace Back yard fence gate is aged with failing support wiring and has begun to sag in the middle. This makes the gate very difficult to open and close. Recommend repair/replace gate panels for proper operation Item 1(Picture) Back Yard Gate 3. Garage 3.0 GARAGE FLOOR / CEILINGS / WALLS ( INCLUDING FIREWALL SEPERATION ) Inspected, Maintenance Repair, Repair or Replace (1) The garage ceiling shows minor stains present. Consult the homeowner to problem / repair history. 123 Easy Street Page 65 of 89

66 3.0 Item 1(Picture) Garage (2) Previous repair noted at garage ceiling. Recommend consult homeowner for problem and repair history. 3.0 Item 2(Picture) (3) Damage noted on drywall at garage ceiling (cosmetic). Recommend repair as needed. 3.0 Item 3(Picture) 4. Interiors 4.0 CEILINGS 123 Easy Street Page 66 of 89

67 Inspected, Repair or Replace (1) Ceiling has a visible stain in the dining room and front den. Ceiling tested dry at time of inspection. Consult owner for leak history and any repairs made. Prep and paint as needed. 4.0 Item 2(Picture) Dining Room 4.0 Item 1(Picture) Dining Room 4.0 Item 3(Picture) Front Den 4.0 Item 4(Picture) Front Den 123 Easy Street Page 67 of 89

68 4.0 Item 5(Picture) Left Rear Bedroom Closet (2) Ceilings have visible stains in several of the upstairs rooms, hallways, and closets. Staining appears to be most prominent towards the middle of the home. Strongly recommend consult owner for leak history and any repairs that have been made. Recommend monitor staining for worsening during heavy rain. 4.0 Item 6(Picture) Upstairs Hallway 4.0 Item 7(Picture) 4.1 WALLS 4.0 Item 8(Picture) Right Rear Bedroom U/S 4.0 Item 9(Picture) Upstairs Hall Bathroom Closet Inspected, Maintenance Repair, Repair or Replace (1) Previous repair noted at front wall of den. Consult homeowner for reason for repair. 123 Easy Street Page 68 of 89

69 4.1 Item 1(Picture) (2) Several areas of minor cosmetic damage noted on walls and trim throughout home. 4.1 Item 2(Picture) Front Den 4.1 Item 3(Picture) Living Room 4.1 Item 4(Picture) Left Rear Bedroom 4.1 Item 5(Picture) Upstairs Halway 123 Easy Street Page 69 of 89

70 4.1 Item 6(Picture) (3) Typical tape pop / sheetrock cracking noted in the foyer of home. 4.1 Item 7(Picture) (4) Settlement crack noted at several doors and windows throughout the home. Recommend repair, prep and paint. 4.1 Item 8(Picture) Foyer Door Frames 4.1 Item 9(Picture) 123 Easy Street Page 70 of 89

71 4.1 Item 10(Picture) Master Bedroom Door (5) Minor screw "pops" noted in rear right bedroom as well as front right bedroom. Screw pops occur when drywall fasteners push out from drywall which causes small bubbles to appear underneath wall/ceiling paint. Recommend repair, prep and paint as needed. 4.1 Item 11(Picture) Right Front Bedroom 4.1 Item 12(Picture) Right Front Bedroom (6) Typical tape pop / sheetrock cracking noted in the master bedroom. 4.1 Item 13(Picture) (7) Significant areas of repair and painting noted on walls in right front bedroom. Recommend consult homeowner for reason for repairs. 123 Easy Street Page 71 of 89

72 4.1 Item 14(Picture) 4.1 Item 15(Picture) 4.1 Item 16(Picture) 4.2 FLOORS Inspected, Repair or Replace (1) Cracked tile noted at kitchen floor. Recommend repair/replace as needed. 123 Easy Street Page 72 of 89

73 4.2 Item 1(Picture) (2) Cracked tile noted in master bathroom. Repair/replace as needed. Note: Not all areas of cracked tile are pictured. 4.2 Item 2(Picture) 4.2 Item 3(Picture) (3) Discoloration noted on flooring in front den. Staining appears related to previous repair on adjacent wall. Recommend consult homeowner for problem and repair history. 123 Easy Street Page 73 of 89

74 4.2 Item 4(Picture) 4.3 DOORS ( ALL ACCESSIBLE DOORS ) Inspected, Repair or Replace (1) Master bathroom door needs strike and latch adjustment to shut tight. Currently the door will not latch due to alignment of the strike plate to the latch. Repair for proper operation. 4.3 Item 1(Picture) (2) Door needs adjustment to close in right rear bedroom, the door rubs and sticks at top corner from settlement of the adjacent wall. 4.3 Item 2(Picture) Right Rear Bedroom Door U/S 4.3 Item 3(Picture) Rubbing Area 123 Easy Street Page 74 of 89

75 4.6 COUNTERS TOPS / CABINETS Inspected, Maintenance Repair, Repair or Replace (1) Cabinet door in half bathroom is damaged and also needs adjustment to shut properly. 4.6 Item 1(Picture) (2) Several cabinet knobs in the kitchen are loose and require tightening. Recommend tighten as needed. 4.6 Item 2(Picture) (3) Decorative tile missing/damaged in kitchen above stove. Recommend replace for finished appearance. 4.6 Item 3(Picture) 4.6 Item 4(Picture) (4) The cabinet laminate covering is damaged on the cabinets in the kitchen to the right of the refrigerator. 123 Easy Street Page 75 of 89

76 4.6 Item 5(Picture) 6. Plumbing System 6.3 SINK PLUMBING/FAUCETS/STOP VALVES ( Pedestal sink plumbing is concealed by the pedestal which restrict the viewing of the plumbing ) Inspected, Repair or Replace (1) The sink stop valve is not attached in the upstairs hall bathroom, repair as needed. 6.3 Item 1(Picture) Hall Bathroom Sink Stopper Hardware (2) Severe moisture damage noted on back splash of kitchen sink. Wood portion of back splash tested wet at the time of inspection. It is possible that there is an active plumbing leak in this area. I strongly recommend further inspection and repair by a licensed plumber/contractor. 123 Easy Street Page 76 of 89

77 6.3 Item 2(Picture) 6.3 Item 3(Picture) 6.5 HOT WATER SYSTEMS Inspected, Repair or Replace (1) The water heater is missing seismic strapping to secure the unit from tipping. Recommend install for safety. 6.5 Item 1(Picture) Missing Seismic Strapping (2) Your water heater does not have any physical bump protection. This may not have been required at the time of the water heater installation, however bump protection is recommend for safety on all water heaters installed in a garage. 123 Easy Street Page 77 of 89

78 6.5 Item 2(Picture) Missing Bump Protection 6.7 T&P VALVE EXTENDED TO WITHIN 6 INCHES OF FLOOR OR TO OUTSIDE Inspected, Repair or Replace Existing piping for the T&P valve on water heater exits the side of home horizontally and terminates well above the ground. This is a safety hazard which could lead to injury of nearby persons if the temperature and pressure relief valve were to release. Recommend extending existing T&P relief piping downward, terminating within 6 inches of the ground. 6.7 Item 1(Picture) Missing T&P Piping Extension 123 Easy Street Page 78 of 89

79 7. Electrical System 7.0 CONNECTED FIXTURES & OUTLETS (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house) Inspected, Maintenance Repair, Repair or Replace (1) Multiple lights did not operate throughout the home at time of the inspection. ( possible bunt out bulbs ).Recommend review and repair by a qualified contractor. 7.0 Item 1(Picture) Downstairs Half Bath 7.0 Item 2(Picture) Rear Patio Ceiling Fan 7.0 Item 3(Picture) Master Bedroom Fan 7.0 Item 4(Picture) Master Bathroom Shower Lighting 123 Easy Street Page 79 of 89

80 7.0 Item 5(Picture) Master Bathroom 7.0 Item 6(Picture) Left Rear Bedroom Fan 7.0 Item 7(Picture) Upstairs Hall Bathroom (2) Outlet cover plate is missing in the cabinet above the microwave. Recommend replace for safety. 7.0 Item 8(Picture) (3) Electrical outlet in upstairs balcony tested showing an open ground. Recommend repair/replacement by a licensed electrician. 123 Easy Street Page 80 of 89

81 7.0 Item 9(Picture) 7.0 Item 10(Picture) 7.2 ELECTRICAL IN ATTIC Inspected, Repair or Replace Damaged switch plate cover noted in attic. Recommend replace cover for safety. 7.2 Item 1(Picture) Attic Access Light Switch 7.7 OPERATION OF GFCI IN GARAGE, EXTERIOR (GROUND FAULT CIRCUIT INTERRUPTERS) Inspected, Repair or Replace Rear patio outlet tested and displayed a reversed hot and neutral contact. Recommend repair/replacement by a licensed electrician. Outlet also would not trip when tested for GFCI. It is possible that this is related to the reversed hot/neutral. Recommend inspection and repair by a licensed electrician. 123 Easy Street Page 81 of 89

82 7.7 Item 1(Picture) Rear Patio Outlet 7.8 OPERATION OF GFCI IN KITCHEN (GROUND FAULT CIRCUIT INTERRUPTERS) Inspected, Repair or Replace Countertop outlet to the left of kitchen sink and to the right of refrigerator are not GFCI protected. Since 1987 GFCI outlets have been required within 6 feet of the kitchen sink and since 1996 all kitchen outlets are to be GFCI protected.( excluding refrig / freezer ) Recommend install GFCI protected outlets for added safety and current standards. Recommend all electrical repairs be made by a licensed electrician. 7.8 Item 1(Picture) Left of Sink 7.8 Item 2(Picture) Right of Refrigerator 7.9 ARE SMOKE DETECTORS PRESENT IN HOME (Functional testing of the smoke detectors is not part of a South Carolina Home Inspection. We will comment if present or not. It is recommended that homeowners periodically confirm operation of smoke detectors and change batteries annually or as suggested by manufacturer. Typical lifespan for smoke detectors is 10 years and carbon monoxide detectors is 5 years. Recommend that homeowner is familiar with manufacturer specifications, and if in doubt regarding age, replace appliance). Inspected, Repair or Replace Missing smoke detector noted in right front bedroom upstairs. Recommend replace for safety. 123 Easy Street Page 82 of 89

83 7.9 Item 1(Picture) 7.13 SERVICE GROUNDING Inspected, Repair or Replace The electrical ground runs into the ground and is not visible. The bond of the ground rod and ground wire is required to be visible. I recommend uncover the bond and ensure proper and exposed Item 1(Picture) 7.14 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS / BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE Inspected, Repair or Replace (1) There are several double lugged neutral wires in the home's electrical panel that do not meet modern installation requirements. This can be a safety or equipment hazard under certain conditions and I recommend a licensed electrician further inspect and repair. Enough room on the terminal bar exists to separate the existing double lugged neutrals. 123 Easy Street Page 83 of 89

84 7.14 Item 1(Picture) (2) Unused breaker noted in panel box. Breaker is currently acting as a filler to prevent access to area behind panel cover. However, it is not recommended that this breaker be used in the future as it may be defective. Recommend consult electrician about removal/replacement Item 2(Picture) 8. Fireplace 8.6 CHIMNEY FLASHING / CAP / COVER Inspected, Repair or Replace The chimney cap is rusting. Recommend prep and paint with heat resistant paint to prevent deterioration. 123 Easy Street Page 84 of 89

85 8.6 Item 1(Picture) 9. Heating / Central Air Conditioning 9.1 AIR CONDITIONING EQUIPMENT Inspected, Repair or Replace Ambient air test was performed by using thermometers on the air handler of Heat pump in cool mode to determine if the difference in temperatures of the supply and return air are a minimum of 14 degrees which indicates the unit is cooling as intended. The supply read 66 degrees and the return read 80 degrees. Note: While this temperature difference suggests that the unit is working properly in cooling the home the same temperature difference was not achieved at distal supply registers. This could suggest that the heating/cooling system needs to be evaluated and possibly repaired or serviced. It is also possible that the units cooling capacity does not meet the cooling needs of the home. Recommend full evaluation of HVAC system by a licensed HVAC technician. 9.1 Item 1(Picture) Return Air Temperature 9.1 Item 2(Picture) Supply Air Temperature 9.5 DISTRIBUTION SYSTEMS (Including ductwork, piping, registers, radiators, ductwork support, and related equipment) Inspected, Maintenance Repair, Repair or Replace (1) Insulation is missing on the line-set at the outside compressor. Recommend apply insulation to line-set for proper operation. 123 Easy Street Page 85 of 89

86 9.5 Item 1(Picture) HVAC Suction Line (2) Air supply register in both the master bedroom closet and right rear bedroom is clogged with paper/cardboard, likely done by the previous homeowner. Recommend remove blockage to promote more efficient heating/cooling. 9.5 Item 2(Picture) Master Bedroom Closet 9.5 Item 3(Picture) Right Rear Bedroom U/S (3) Air supply register in upstairs hall bath is beginning to rust. This is common in bathrooms due to the high levels of humidity. As the cooling air blows past the register condensation forms on the metal register causing the metal to rust. Recommend prep and paint to prevent rusting. 9.5 Item 4(Picture) Upstairs Hall Bathroom Register 123 Easy Street Page 86 of 89