National Property Inspections

Transcription

1 Wednesday, August 10, 2011 Inspector Wes Grant Page 1 of 33

2 INVOICE # : 13 Wes Grant NC License #A-943 K. Pete Lauterer NC License #2333 Inspection Date : 8/10/2011 9:30 AM Client Name : Freddie Mack Property Location : 1111 Any Road New South Property Inspections Inc. Any Town NC dba P.O. Box 1726 Indian Trail NC Billing Address : 1111 Any Road Any Town NC þ Paid Payment Method : Visa Client Phone : Client TYPE OF INSPECTIONS PERFORMED Home Inspection $ $0.00 Subtotal $ Discount / Coupon ($25.00) Total $ Grand Total PAID $ Preferred agent discount of $ Customer paid with Bank of America Visa charge card Page 2 of 33

3 GENERAL INFORMATION New South Property Inspections Inc. DBA GENERAL CONDITIONS AT TIME OF INSPECTION : No Property Occupied : Property Faces : North þ South East West Year(s) Estimated Age Of Property : 4 Weather : Sunny Temperature : 90 F Type of Property : þ Single Multi Primary Construction : þ Wood Block þ Brick Soil Conditions : þ Dry Persons Present : þ Buyer Damp/ Wet þ Buyer's Agent Snow Frozen Seller 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 the inspection. However, due to age and/or deterioration, it will likely require early repair or replacement.) NI (NOT INSPECTED) The item/system was not inspected due to safety concerns, inaccessibility and/or concealment or seasonal 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 unsafe or was hazardous at the time of the inspection. SCOPE OF THE INSPECTION : 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. It is 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 report carefully. The property was vacant at the time of the inspection and had not been lived in for an extended period of time. Some issues are almost impossible to determine in a home that is not being lived in including plumbing leaks, water heater problems, furnace problems, air conditioner problems, etc. Previous owners often damage components and conceal the damage before moving out. Numerous cosmetic items often need replacement or repair in foreclosures including walls, ceilings, floor coverings, cabinets and other interior finishes and components. This was not an inspection to determine what cosmetic items are in need of repair/replacement nor were we trained to uncover any hidden/concealed defects Page 3 of 33

4 The exterior siding that has been installed on the structure is relatively low maintenance and typically easy to care for. The windows and or frames are clad, for the most part, with a low maintenance material. Based on the nature of the findings, every effort has been made to provide a comprehensive overview relative to this structure. However, minor details may have been inadvertently overlooked. We sincerely regret any inconvenience these oversights may cause. All recommendations and/or referrals within this Inspection Report for repair, replacement, and/or evaluation stated in the specific sections of this report are recommended to be completed by specifically licensed contractors with respect to the individual component being addressed for repair, replacement or evaluation prior to the close of escrow Page 4 of 33

5 GRADING / DRAINAGE Monitor Condition ACC MAR NI NP DEF þ Near Level Positive Slope Negative Slope Ponding Grading is positive around the perimeter of the house, which promotes acceptable drainage. DRIVEWAY Monitor Condition ACC MAR NI NP DEF þ Concrete Asphalt Brick Gravel General Deterioration þ Cracks Settlement The driveway is concrete. Maintenance: Cracks present in the driveway, sidewalks & stoops, these cracks are common and should be filled with driveway caulk to help prevent further damage Page 5 of 33

6 WALKS / STEPS Monitor Condition ACC MAR NI NP DEF þ Concrete Flagstone Brick Wood General Deterioration Handrail Loose / Missing þ Cracks / Settlement Tripping Hazard Poor Earth / Wood Clearance The side walk is concrete. The are no steps on the exterior of the house. Fill cracks with driveway caulk to help prevent further damage. PORCHES / STOOPS Monitor Condition ACC MAR NI NP DEF Enclosed þ Open General Deterioration þ Settlement Poor Earth / Wood Clearance Handrail Loose / Missing The front porch is open with covered roof and constructed of wood & concrete/brick. Hairline cracks are present on the concrete pad and should be filled with driveway or cement caulk or sealant to prevent further deterioration Page 6 of 33

7 DECKS / BALCONY Monitor Condition ACC MAR NI NP DEF þ Wood General Deterioration Defective Posts / Boards þ No Footings Evident þ Poor Earth / Wood Clearance Needs Joist Hangers Not Bolted To House Railing / Handrail Loose Rail Opening Unsafe The deck is pressure treated wood. As built, the deck framing and footing are not visible so the inspector could not determine under deck structure Page 7 of 33

8 PATIO Monitor Condition ACC MAR NI NP DEF þ Concrete Flagstone Brick General Deterioration þ Cracks þ Settlement Slopes Toward House The patio is concrete floor with covered roof and screen walls and roof supported by pressure treated posts. Concrete flloor pad has multiple hairline cracks which should be filled with driveway / cement caulk or sealant to prevent further deterioration Page 8 of 33

9 ROOFING Monitor Condition ACC MAR NI NP DEF Age : 4 Design Life : Year(s) Layers : 1 90 % Visible þ Visual From Ground þ 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 Leaks not always detectable. The roof style is gable with asphalt shingles covering the roof decking. Roof was inspected by walking on low roof areas and ladder at eaves and the higher roof areas were viewed from the ground using binoculars. Due to the height, angle and or areas not visible from the ground we recommend that this roof be evaluated from the roof by a professional roofing contractor. Some roof flashings and shingle defects such as nail pops, hail damage, pitting, cracked and or otherwise damaged shingles and or loose, improperly sealed and or installed roof flashing are typically only visible from the roof. FLASHING/VALLEYS Monitor Condition ACC MAR NI NP DEF þ Recommend Repairs þ þ Metal þ Composition / Membrane General Deterioration Rust Improper Installation Suspected Leak(s) þ Exposed Nails Previous Repairs Noted Filled with Debris The flashing is metal and rubber. Vent flashing at roof has raised bottom edges. At some locations the nails may have backed out of the flashing. Recommend flashing be secured flat to the roof to prevent possible water intrusion or damage in high winds (Picture #1 & 4). Satellite dish installed using bolts thru roof covering and sheathing does not appear that bolts penetrating roof have been sealed which could lead to water intrusion. Recommend further evaluation by qualified roofing contractor (PIcture #2). Nail heads are exposed in multiple flashing areas which increases the potential for water intrusion. Recommend nail heads be sealed to prevent further deterioration (Picture #3) Page 9 of 33

10 Picture #2 Picture #1 Picture #4 Picture #3 GUTTERS/DOWN SPOUTS Monitor Condition ACC MAR NI NP DEF þ Recommend Repairs þ þ Aluminum Copper Steel Vinyl Missing þ Rust / Corroded þ Leaking Loose þ Filled with Debris Misaligned Missing Extension / Splash Block The gutters are aluminum. Gutters are holding water and may not be angled in a manner to promote drainage and should be corrected. Locations are at the front and left side of home (Pictures #1 & 3). Recommend repair by qualified contractor. Gutters at front of home are holding water and leaking (Picture #2). This water intrusion evidence behind the gutter can be seen on the wooden facia board which will continue to deteriorate without repair. Recommend repair and or replacement by a qualified gutter or roofing contractor. Keep gutters free of debris (Picture #4) Page 10 of 33

11 Picture #1 Picture #2 Pictuer #3 Pictuer #4 EXTERIOR SURFACE Monitor Condition þ Recommend Repairs ACC MAR NI NP DEF EXTERIOR CLADDING þ EXTERIOR FAUCETS þ EXTERIOR ELECTRICAL OUTLETS NO GFCI þ EXTERIOR TRIM/SOFFITS/FASCIA þ Wood Metal Vinyl Stucco Synthetic Stucco þ Composite þ Veneer þ Brick General Deterioration Needs Paint þ Missing / Loose Cracked þ Needs Caulk / Seal Poor Earth / Siding Clearance The exterior cladding is brick veneer & hardiboard planks. The trim is wood and the soffits and facias are also wood. The wall framing is wood. Loose siding noted at left side of house, recommend repairs by a qualified contractor to prevent possible water penetration behind the siding (picture #1). Holes have been drilled through siding at various areas around the house, many of these holes are not sealed properly or the holes are completely exposed due to removal of whatever was attached previously. Recommend sealing these holes with sealant to prevent water intrusion to the structure behind the siding (Picture #2) Page 11 of 33

12 Picture #1 Picture #2 WINDOWS Monitor Condition ACC MAR NI NP DEF Wood þ Vinyl Metal þ Insulated Panes Single Pane Window Wells General Deterioration Needs Caulk / Seal Defective / Damaged Storm Windows Needs Paint / Finish Fogged Painted Shut The windows are vinyl with insulated pane & tilt double hung. EXTERIOR DOORS Monitor Condition ACC MAR NI NP DEF þ Recommend Repairs þ þ Wood þ Metal Vinyl Fiberglass General Deterioration Delaminated / Damaged Missing / Damaged Hardware Doorbell Inoperative Screen / Storm Door Damaged Evidence of Leak(s) Repair/Replace Weather-Strip Needs Caulk / Seal The exterior doors are metal & wood with insulated pane. The screen door at screened in patio, sticks at the bottom of the door. Recommend repair or replace. Screen door sticks at bottom Page 12 of 33

13 FOUNDATION Monitor Condition ACC MAR NI NP DEF Concrete Block þ Concrete þ Slab Post / Pier Brick Stone Wood Insulated Concrete Forms (ICF) General Deterioration Horizontal Cracks þ Step Cracks þ Vertical Cracks Limited Observation Needs Caulk / Seal Trim Vegetation Sub-Grade Entryway The foundation is concrete slab with brick veneer on outside. Noted multiple step cracks in the brick veneer at foundation including at front left corner of house at porch, also on the right rear corners of the house and sides of the house. Also noted multiple hairline cracks in the garage slab foundation that extend into the slab edge as seen in pictures #1 & #2. These cracks are not visible inside the house, however interior slab floors are covered with carpet and wood and unless the cracks become much worse, they may not become evident inside the home. Cracks of this type are typical in this age of home and this type of construction. Recommend monitoring cracks for changes in size and or direction. If changes are noted consult a qualified engineer Picture #1 Picture # Page 13 of 33

14 GARAGE/CARPORT Monitor Condition þ Recommend Repairs þ Attached Detached Carport One Car þ Two Cars Three or More Cars ACC MAR NI NP DEF FLOOR/WALLS/CEILING/ELECTRICAL þ ROOF þ SIDING/TRIM þ General Deterioration þ Settlement / Movement Obscured / Limited View þ Cracked Outlets NOT GFCI Protected Electrical Deficiencies Small hair line size cracks are present in garage slab. Evidence suggests that this is typical settlement or shrinkage cracking. Corner of garage slab to the right of the hot water heater, a chunk of concrete has broken off. This is typical of normal shifting and if repaired, will most likely chip off again. Recommend monitoring this area for further deterioration and if deterioration expands, repair or replace as necessary. The brick veneer above the garage door has a long step crack extending from the garage lentil to the bottom of the window above the garage door (Picture #3). Recommend further evaluation and repair by a qualified siding contractor Page 14 of 33

15 Picture #3 OVERHEAD GARAGE DOORS Monitor Condition ACC MAR NI NP DEF # of Openers : 1 þ Recommend Repairs þ Wood þ Metal Fiberglass General Deterioration Loose Track Repair / Replace Weather-Stripping Missing / Damaged Hardware Damaged / Inoperative þ Repair / Adjust Automatic Reverse The door is metal and the opener is Overhead. The Garage door electric eye does reverse when the beam is interrupted, however, the auto reverse does not operate when the garage door encounters resistance. Recommend repair or replacement by qualified garage door contractor. GARAGE PEDESTRIAN DOOR INTO HOUSE Monitor Condition ACC MAR NI NP DEF þ Solid Core Hollow Core Metal General Deterioration Repair / Replace Weather-Stripping / Seal Non-Fire Rated Assembly The door is metal & wood. Attic / Roof Method of Inspection þ Physical Entry Visual from Access No Access / Limited View 40 % Visible ATTIC / ROOF FRAMING/SHEATHING Monitor Condition ACC MAR NI NP DEF þ Trusses Rafters þ Plywood / Panel Boards / OSB Broken Rafters / Trusses Deflection Water Stains / Suspected Leak(s) Delaminated Leaks not always detectable. The roof framing is truss. The roof decking is OSB type plywood. The attic was entered thru second floor pull down stairs and inspected with flashlight Page 15 of 33

16 ATTIC / ROOF VENTILATION Monitor Condition ACC MAR NI NP DEF Gable þ Ridge þ 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 The ventilation is ridge and soffit. ATTIC / ROOF INSULATION Monitor Condition ACC MAR NI NP DEF þ Loose Fill Blanket Missing Uneven Distribution The attic insualtion is blown fiberglass, Inches = approx. R32 Interior Foundation Foundation Type Basement Crawl Space þ Slab On Grade INTERIOR FOUNDATION Monitor Condition ACC MAR NI NP DEF General Deterioration Horizontal Cracks Step Cracks Vertical Cracks Limited Observation Leaning / Bowing Inadequate Ventilation Efflorescence / Suspected Leak(s) FLOOR/SLAB Monitor Condition ACC MAR NI NP DEF þ Concrete Wood Settlement Cracks Differential þ Obscured / Covered 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 interior slab is covered with carpet and wood flooring and not visible at time of inspection Page 16 of 33

17 ELECTRICAL Monitor Condition þ Recommend Repairs SERVICE SIZE (Main Panel) 110 Volt (Nominal) 110 / 220 Volt (Nominal) þ 120 / 240 Volt (Nominal) 125 Amp 150 Amp þ 200 Amp Main Disconnect Location: Service Panel 60 Amp Undetermined 100 Amp SERVICE ACC MAR NI NP DEF SERVICE Overhead þ Underground þ ENTRANCE CABLE þ Aluminum þ Copper þ PANEL Breaker(s) Fuse(s) Combination þ SUB-PANEL Breaker(s) Fuse(s) Combination þ BRANCH CIRCUITS Solid Aluminum Copper þ BONDING/GROUNDING þ GFCI(IN PANEL)* þ CARBON MONOXIDE ALARM þ SMOKE DETECTORS* þ Overfused þ 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 *Smoke Detectors / GFCI's checked with test button only. Monthly Test Recommended. The electrical panel is located in the garage and is a Cutler Hammer. The service entrance cable is aluminum. The panel type is Cutler Hammer breakers. The panel capacity is 200 amps. The electrical service may be cut off in the main panel. The branch circuits for amp circuits are copper. The electrical outlets are 3 prong & GFCI outlets. The wiring methods are romex & conduit. The romex branch circuit cables entering the service panel must be secured with romex clamps at the entrance (Picture #1). Two 15 amp breakers in the service panel are incorrectly "double tapped" (Pictures #2 & #3). Recommend repair and or replacement by a qualified electrician Page 17 of 33

18 Picture #1 Picture #2 Picture # Page 18 of 33

19 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 ACC MAR NI NP DEF SUPPLY þ Copper Galvanized Polybutylene þ PEX CPVC þ DRAINS þ PVC Cast Iron Copper ABS þ EJECTOR PUMP þ VENTS þ PVC Cast Iron Copper ABS þ General Deterioration Improper Connections Low Flow Water Conditioner Not Part of Insp. Missing / Improper Cleanouts Suspected Leak(s) Improper Venting Water Hammer / Noise Main utility line, septic systems and gray water systems are excluded from this Inspection. The water source is public. The water shut off valve is located in the garage by the water heater. The plumbing supply is copper. The plumbing distribution is copper & pex. The drain lines and vent pipes are pvc. WATER HEATER Monitor Condition ACC MAR NI NP DEF Brand : A.O. Smith Model : GCV50100 Size : 50 Gallons Age : 4 Years Design Life : Years Serial No : J07A 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 Beyond Design Life Missing / Improper Pressure Relief Valve / Extension Seismically Strapped Impact Protection The water heater is located in the garage. The capcity of the water heater is 50 gallons. The fuel source is gas Page 19 of 33

20 LAUNDRY FACILITIES Monitor Condition Recommend Repairs Location : Laundry room ACC MAR NI NP DEF UTILITY HOOKUPS Gas (Dryer) Electric (Dryer) þ DRYER VENTS þ LAUNDRY TUB þ DRAIN þ The fuel source for the dryer is electric. The dryer vent is metal/rigid. 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 HEATING Monitor Condition Recommend Repairs Brand : Lennox Model : G40UH-36A BTUs : Age : 4 Years Design Life : Years Serial No: 5907M17477 ACC MAR NI NP DEF 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 þ Too Warm to Test þ Shut Down For Season Corroded / Leaking At or Near Design Life Beyond Design Life Improper Temperature Rise Needs Normal Maintenance / Cleaning Missing / Improper Pressure Relief Valve Leaks Underground Storage Tank Not Part of Inspection Heat Exchanger - Unable to detect cracks/holes without dismantling unit. The home is heated by two gas furnaces. The duct work is flex duct & insulated. The filter type is disposable. The furnaces were viewed for visible concerns. However, the furnace could not be operated/fired/tested, due to the high outside temperature. The furnaces should be turned on prior to closing and the furnaces operated/checked by a properly qualified tradesman Page 20 of 33

21 FURNACE UNIT #2 Monitor Condition Recommend Repairs Brand : Lennox Model : G400UH-36A BTUs : Age : 4 Years Design Life : Years Serial No: 5907M17485 ACC MAR NI NP DEF 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 þ Too Warm to Test þ Shut Down For Season Corroded / Leaking At or Near Design Life Beyond Design Life Improper Temperature Rise Needs Normal Maintenance / Cleaning Missing / Improper Pressure Relief Valve Leaks Underground Storage Tank Not Part of Inspection Heat Exchanger - Unable to detect cracks/holes without dismantling unit. The home is heated by two gas furnaces. The duct work is flex duct & insulated. The filter type is disposable. The furnaces were viewed for visible concerns. However, the furnace could not be operated/fired/tested, due to the high outside temperature. The furnaces should be turned on prior to closing and the furnaces operated/checked by a properly qualified tradesman Page 21 of 33

22 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 The flue metal. HEATING DISTRIBUTION þ Monitor Condition 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 Rusted Dirty Filter Crushed / Disconnected Ducts Noisy Blower Air Leaks Noted at Plenum / Duct Joints Circulator Pump Leaking / Noisy / Inoperable The duct work is flexible and insulated. Condensation line from evaporators in attic are in direct contact with the drain pans. Recommend these lines be cut at least 1/2 inch to allow for free drainage into drain pans under furnace units. COOLING Monitor Condition ACC MAR NI NP DEF Brand : Lennox Model : 13ACD Size : 2 ton Age : 4 Years Design Life : Years Serial No:5808A00987 OPERATION þ Electric Gas þ Central Air Wall Unit Heat Pump Evaporative Cooler Noisy Fan / Compressor Outside Unit Not Level Outside Temp Too Cold to Test Dirty/Damaged Condenser No Pad Under Unit No Outside Disconnect Remove Obstructions / Vegetation Rust / Corrosion At or Near Design Life Beyond Design Life Missing/Improper Condensate Line Window Units Not Inspected Damaged Suction Line Suspected Leak(s) / Clogged Condensate Temperature Differential Not Within Industry Standards Needs Normal Maintenance / Cleaning The cooling system is a central air and the energy source is electric Page 22 of 33

23 AIR CONDENSING UNIT #2 Monitor Condition ACC MAR NI NP DEF Brand : Lennox Model : 13ACD Size : 2 ton Age : 4 Years Design Life : Years Serial No:5807K20342 OPERATION þ Electric Gas þ Central Air Wall Unit Heat Pump Evaporative Cooler Noisy Fan / Compressor Outside Unit Not Level Outside Temp Too Cold to Test Dirty/Damaged Condenser No Pad Under Unit No Outside Disconnect Remove Obstructions / Vegetation Rust / Corrosion At or Near Design Life Beyond Design Life Missing/Improper Condensate Line Window Units Not Inspected Damaged Suction Line Suspected Leak(s) / Clogged Condensate Temperature Differential Not Within Industry Standards Needs Normal Maintenance / Cleaning The cooling system is a central air and the energy source is electric Page 23 of 33

24 KITCHEN Monitor Condition 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 þ Gas Electric þ STOVE ANTI-TIP BRACKET þ WATER PRESSURE/FLOW/DRAINAGE þ DISHWASHER/CROSS FLOW PROTECTION Leaking Seal Clogged Drain þ REFRIGERATOR þ MICROWAVE þ GARBAGE DISPOSAL Seized Noisy Improper Elec. Connection þ Counter tops are solid surface. No stove FIREPLACE/STOVES Monitor Condition ACC MAR NI NP DEF Wood Burning þ Gas Log Gas Starter Electric Pellet Stove Fireplace Insert Masonry Firebox Metal Firebox Clean Out Trap Damper Bent / Inoperable Poor Drafting Damaged Mortar / Firebrick Damaged / Defective Doors Missing Damper Stopper Recommend Cleaning Recommend annual cleaning - Fireplace design and soot / creosote buildup, in most cases, prevents view of chimney liner / cracks. The fire place is gas log & metal pre fabricated Page 24 of 33

25 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 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 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 The stoppers in the upstairs hall bathroom double sink and also the master bathroom left hand sink do not function properly. Recommend repair by qualified tradesman. Stoppers not functional Stoppers not functional Page 25 of 33

26 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 FLOOR/FINISH þ INTERIOR DOORS/HARDWARE þ CLOSET þ ELECTRICAL (RANDOM SAMPLING OF OUTLETS, SWITCHES, FIXTURES.) þ HEAT/AIR DISTRIBUTION þ The ceilings are drywall and the walls are also drywall. The floor coverings are wood and carpet. Interior doors are composite wood with raised panel. The cabinets are laminate and the countertops are laminate solid surface. Floors squeak when walked on. Floors that squeak are generally caused by plywood sheathing that is not properly nailed and glued to the floor joists. Another possibility is that the sheathing is not properly butted together, causing an up and down movement of the floor. The floor structure is covered with carpet and the exact cause of the squeaking could not be determined at time of inspection. Recommend further evaluation by a qualified flooring contractor if the noise becomes a nuisance. The ceiling fan in the great room wobbles when activated. Recommend repair by a qualified tradesman. STAIRS / RAILINGS Monitor Condition ACC MAR NI NP DEF Missing Hand Rail Rail Opening Unsafe Railing / Handrail Loose Tripping Hazard Loose / Damaged Tread Riser Page 26 of 33

27 Summary This summary is not the entire report. The complete report may include additional information of interest or concern to you. It is strongly recommended that you promptly read the complete report. For Information regarding the negotiability of any item in this report under the real estate purchase contract, contact your North Carolina real estate agent or an attorney. FLASHING/VALLEYS Vent flashing at roof has raised bottom edges. At some locations the nails may have backed out of the flashing. Recommend flashing be secured flat to the roof to prevent possible water intrusion or damage in high winds (Picture #1 & 4). Satellite dish installed using bolts thru roof covering and sheathing does not appear that bolts penetrating roof have been sealed which could lead to water intrusion. Recommend further evaluation by qualified roofing contractor (PIcture #2). Nail heads are exposed in multiple flashing areas which increases the potential for water intrusion. Recommend nail heads be sealed to prevent further deterioration (Picture #3). Defective Page 27 of 33

28 GUTTERS/DOWN SPOUTS Defective Gutters are holding water and may not be angled in a manner to promote drainage and should be corrected. Locations are at the front and left side of home (Pictures #1 & 3). Recommend repair by qualified contractor. Gutters at front of home are holding water and leaking (Picture #2). This water intrusion evidence behind the gutter can be seen on the wooden facia board which will continue to deteriorate without repair. Recommend repair and or replacement by a qualified gutter or roofing contractor. Keep gutters free of debris (Picture #4). EXTERIOR SURFACE Exterior Cladding Loose siding noted at left side of house, recommend repairs by a qualified contractor to prevent possible water penetration behind the siding (picture #1). Defective Holes have been drilled through siding at various areas around the house, many of these holes are not sealed properly or the holes are completely exposed due to removal of whatever was attached previously. Recommend sealing these holes with sealant to prevent water intrusion to the structure behind the siding (Picture #2) Page 28 of 33

29 EXTERIOR DOORS Defective The screen door at screened in patio, sticks at the bottom of the door. Recommend repair or replace. GARAGE/CARPORT Siding/Trim The brick veneer above the garage door has a long step crack extending from the garage lentil to the bottom of the window above the garage door (Picture #3). Recommend further evaluation and repair by a qualified siding contractor. Defective Page 29 of 33

30 OVERHEAD GARAGE DOORS Defective The Garage door electric eye does reverse when the beam is interrupted, however, the auto reverse does not operate when the garage door encounters resistance. Recommend repair or replacement by qualified garage door contractor. ELECTRICAL Branch Circuits The romex branch circuit cables entering the service panel must be secured with romex clamps at the entrance (Picture #1). Two 15 amp breakers in the service panel are incorrectly "double tapped" (Pictures #2 & #3). Recommend repair and or replacement by a qualified electrician. Defective Page 30 of 33

31 HEATING DISTRIBUTION Condensate line Condensation line from evaporators in attic are in direct contact with the drain pans. Recommend these lines be cut at least 1/2 inch to allow for free drainage into drain pans under furnace units. Marginal BATHROOM Sink/Faucet The stoppers in the upstairs hall bathroom double sink and also the master bathroom left hand sink do not function properly. Recommend repair by qualified tradesman. Defective Page 31 of 33

32 INTERIOR ROOM Electrical (Random sampling of outlets, switches, fixtures.) The ceiling fan in the great room wobbles when activated. Recommend repair by a qualified tradesman. Defective MAR (MARGINAL) The item/system was marginally acceptable. (It performed its designed function as of the time of the inspection. However, due to age and/or deterioration, it will likely require early repair or replacement.) DEF (DEFECTIVE) The item/system failed to operate/perform its intended function, was structurally deficient, was unsafe or was hazardous at the time of the inspection Page 32 of 33

33 Thank You for allowing the opportunity to assist with your inspection needs. If we can be of any further assistance or if you have questions regarding this inspection, please don't hesitate to contact us. Please remember that the Summary is NOT the entire report. The complete report may include additional information of interest or concern to you. It is strongly recommended that you promptly read the complete report. For information regarding the negotiability of any item in this report under the real estate purchase contract, contact your North Carolina real estate agent or an attorney. Wes Grant NC License #A-943 Kenneth "Pete" Lauterer NC License # Page 33 of 33