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Complete Home Inspections

 

Complete Home Inspections 106 Tulliallan Lane Cary ,NC 27511

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Definitions

NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection. PLEASE READ THE ENTIRE REPORT CAREFULLY

A Acceptable Functional for age and general usefulness with no obvious signs of defect. L Large Repairs Item is not fully functional and requires repair or servicing. Have serviced by qualified contractor. S Small Repairs Item is not fully functional and requires repair or servicing. Have serviced by qualified contractor. NA Not Applicable Does not apply

General Information

The home inspection is a specific service conducted according to the terms of the inspection contract, and according to the Standards of Practice of the North Carolina Home Inspectors Licensure Board. The inspection is for the sole benefit of the client named on this report, we assume no liability to any third parties.
Property Information
Property Address  123 Pleasant Court
City  Cary	State  NC	Zip  27511
Client Information
Client Name  John Goodman
Client Address   1121 Old Glen
City  Cary	State  NC	Zip  27513
Phone  919 222 3333
E-Mail  .
Contact Name  .
Inspection Company
Inspector Name  Leon McMahon #557
Company Name: Complete Home Inspections Company Address: 106 Tulliallan Lane City: Cary State: NC  Zip: 27511
Inspection Company Phone   919 460 0854
E-Mail  mlcary@bellsouth.net
Wed Page   CompleteInspectionsNC.com
Inspection Date
Amount Received  Based on size and location
Conditions
Others Present  Buyer Buyer's Agent	Property Occupied  Yes, No
Building Type  Single family	Garage  Attached
Estimated Age  10 to 15 years old. .	Entrance Faces  Street
Start Time  2:00	End Time  6:00
Temperature  80
Weather  Sunny	Soil Conditions  Dry

Lots and Grounds

The slope of the grounds around the house should be such that they remove rain water away from foundation. Wood siding and trim should be a minimum of 6" above ground.

 A - Acceptable  L  -  Large Repairs   S  -  Small Repairs  NA - Not Applicable 

X  _   _   _	Walks:  _ Concrete ., Stone. .
_    X  _   _	Steps/Stoops:   Stone. .	The nose of stone step are front door is damaged. Repair to prevent tripping.
X  _   _   _	Porch:  Stone. .
X  _   _   _	Grading:  Minor slope. .
X  _   _   _	Swale:  Adequate slope and depth for drainage. .
X  _   _   _	Exterior Surface Drain:  Surface drain. .
X  _   _   _	Vegetation:  Trees-Shrubs-Grass. .	Trim vegetation
X  _   _   _	Driveway:  Concrete .
X  _   _   _	Fences:  Wrought iron. .
X  _   _   _	Lawn Sprinklers:  Not tested.
RECOMMENDATIONS & INFORMATION THAT MAY BE HELPFUL : 1.Check trees for roots that are growing too close to the house and dead tree branches that may fall on people or house. 2. Walk around the house after a heavy rain and look for standing water. If it remains for more than a day take action to remove the water. Clean out swales and drains. 3. The soil should be sloping away from the foundation on all sides of the house. One inch per foot for six feet. Over time land may settle and planting could change slope. 4. Exterior surface drainage systems encourage the flow of rainwater away from the property. This is accomplished by ditches, swales, contouring and grading plus the gutter system. These systems should remain free and clear of all debris. 5. Small cracks are normal for poured concrete, they will occur over time. 5. Keep all shrubbery trimmed back 18 to 24 inches from walls of the house to allow sunlight and air to dry siding.

Exterior Surface and Components

The exterior surface provides the weather tight covering necessary to protect the house against high winds, heavy rains and the weather. All of the sidings,and flashing must work together to protect the house framing from water intrusion that can cause damage to the framing .

 A - Acceptable  L  -  Large Repairs   S  -  Small Repairs  NA - Not Applicable 

-ALL SIDES OF THE HOUSE... Exterior Surface and Components
X  _   _   _	Type:  Cement board siding. ., Stone. .
_    X  _   _	Trim:  Wood .	* Trim: damaged / rotted. Find the cause to prevent further damage to wood Replace/repair trim as necessary. Front box window,right bottom and right side. Check roof flashing above this area. .
_    X  _   _	Trim:  Wood .	* Trim: damaged / rotted. Find the cause to prevent further damage to wood . Replace/repair trim as necessary. 1. Left side dormer on roof: Corner boards both sides, window trim center and right side and fascia boards at end touching roof.
X  _   _   _	Fascia:  Wood. .
X  _   _   _	Soffits:  Wood. .
X  _   _   _	Entry Doors:  Metal. .
_    X  _   _	Patio Door:  French door. ..	1.The door is not level in the door jam. Find cause and repair 2. Exterior door trim had rotted bottom sections. . Trim is deteriorated, Remove and replace. The rot is on same side as door hinge. .
_    X  _   _	Windows:  _Wood double hung. ..	The sash in master bedroom window by dog house is rotted. Replace
X  _   _   _	Window Screens:  _Vinyl mesh. .	There are some screens in attic.
GARAGE Exterior Surface and Components
_    X  _   _	Door Operation:  Mechanized with auto reverse. .	The right side garage door top section is damaged and pull arm broken and had been repaired before. Replace/ repair section to hold arm properly. Then verify and test that door works correctly.
X  _   _   _	Door Opener:  Overhead door...
GARAGE Exterior Surface and Components
_    X  _   _	Door Operation:  Mechanized with auto reverse. .	Auto reverse for garage door did not work at time of inspection. Safety issue, repair or replace. Tested using hand pressure. .
X  _   _   _	Door Opener:  Overhead door...
X  _   _   _	Service Doors:  Metal. .
X  _   _   _	Walls:  -Drywall.. .
X  _   _   _	Ceiling:  -Dry wall. .
RECOMMENDATIONS & INFORMATION THAT MAY BE HELPFUL : 1. Double keyed locks block the fire exits. Have the key close at hand in the event of an emergency. Teach children how to use these keys 2. Paint and caulk regularly to keep exterior weatherproof. Even small sections that are not maintained can lead to larger repairs. 3. Do not power wash windows and doors as water can enter framework and the water pressure can cause damage to window seals and get behind framing. 4. Test the auto reverse for the garage door monthly to ensure that it is working safely. Make repairs as soon as possible to prevent injury. 5. Gasoline, kerosene, and other flammable liquids should be stored outside of living areas in properly labeled , safety containers. They should also not be stored in crawlspace the fumes could be drawn into house through HVAC system. 6. Never leave a car running in a garage Carbon monoxide could enter house. This gas is deadly and has no odor.

Roof System

The roof system's function is to protect the house in heavy rains, high winds, and strong southern sun exposure. A roof has a life expectancy of 20-30 years. 1. Roof drainage. In areas where expansive or collapsible soils (clay) are known to exist, all dwellings shall have a controlled method of water disposal from roofs that will collect and discharge all roof drainage to the ground surface at least 5 feet from foundation walls. 2. The height of roof and slope of the land make it impossible to see all of the roof. We use binoculars and ladder at eaves to view the roof. If there are other areas that show signs of damage, we will advise that you have roofer check the total roof before making final decision on home.

 A - Acceptable  L  -  Large Repairs   S  -  Small Repairs  NA - Not Applicable 

-MAIN HOUSE... Roof System
Approx Age:  10 to 15 years old. .
Type:  Gable. .
_   _    X  _	Material:  - Fiberglass shingles. .	_Broken or cracked shingles on the roof. Repair or replace damaged shingles as necessary to prevent further damage to roof system. Rear main roof left top side. .
Method of Inspection:  Ground level..., Binoculars used to view roof. .
X  _   _   _	Unable to Inspect:  30%	When the height of roof and slope of the land make it impossible to see all of the roof. We view from ground or binoculars or ladder at eaves to view the roof. If there are other areas that show signs of damage, we will advise that you have roofer check the total roof before making final decision on home. .
X  _   _   _	Flashing:  Aluminum and galvanized. ., Copper. .
X  _   _   _	Plumbing Vents:  -PVC with plastic and rubber boot flashing. .
X  _   _   _	Attic Ventilation:  - Ridge vents and soffit vents. .
X  _   _   _	Valleys:  - Fiberglass shingles. .
...
CHIMNEY Roof System
X  _   _   _	Chimney:  Wood frame and siding. .
X  _   _   _	Flue/Flue Cap:  Metal with metal cap. .
X  _   _   _	Chimney Flashing:  Aluminum and galvanized. .
...
GUTTERS:
X  _   _   _	Gutters:  -Aluminum. .
X  _   _   _	Leader/Extension:  -Splash blocks. .
X  _   _   _	Downspouts:  -Aluminum. .
RECOMMENDATIONS & INFORMATION THAT MAY BE HELPFUL : 1. Keep the gutter system clean to control rain water and help keep water away from the foundation and out of the crawl space. Gutters are one of the first lines of defense against water intrusion under house. 2. The rubber boot for plumbing vents typically last only seven to ten years.

Attic

Only the areas that are accessible can be inspected. Stored items, personal items, and low clearances may prevent access.

 A - Acceptable  L  -  Large Repairs   S  -  Small Repairs  NA - Not Applicable 

-MAIN ATTIC OVER HOUSE. Attic
X  _   _   _	Unable to Inspect:  30%. .	The insulation was obstructing the floor joist that I would normally walk on. Only observed the areas that had safe paths.
X  _   _   _	Ventilation:  -Ridge and soffit vents. .
X  _   _   _	Insulation:  -Fiberglass blown in and batts. .
X  _   _   _	Insulation Depth:  10". .
X  _   _   _	Vapor Barrier:  Unknown. .
X  _   _   _	Bathroom Fan Venting:  -Electric fan ductwork. .
Method of Inspection:  -By entering the attic and only inspecting from floored areas. with flash light
RECOMMENDATIONS & INFORMATION THAT MAY BE HELPFUL : 1. Truss roof systems are not designed for storage of heavy loads in attic. Do not store heavy items in the attic. 2. The attic should be checked after heavy rains and storms for signs of leaks and water penetration. Act on any sign of water penetration as soon as discovered. 3. Adding ventilation will lower your HVAC cost and help prolong the life of roofing system. 4. Increasing the R value or thickness of insulation will help lower costs of HVAC.

Crawl Space

The crawl space will not be inspected if there is water present, full of personal items, or if the clearance is too low to gain access. If water is present the main electrical breaker must be opened by the owner as a safety precaution before inspection. We do not move personal items blocking access.

 A - Acceptable  L  -  Large Repairs   S  -  Small Repairs  NA - Not Applicable 

-UNDER MAIN HOUSE... Crawl Space
Method of Inspection:  -Inside the crawl space. .
X  _   _   _	Unable to Inspect:  30%. .	_1. Some areas are not possible to inspect because of height of crawl space, framing blocking way. Insulation covers most of floor joists preventing inspection. HVAC equipment and ductwork block view preventing inspection. If you want to have there areas inspected you would have to have insulation and equipment removed to allow the inspector access to these areas which goes far beyond a readily visual inspection. .
X  _   _   _	Access:  -Wood door. .
_    X  _   _	Moisture Penetration:  Yes. .
Moisture Location:  Front of house. ., At rear.
_    X  _   _	Ventilation:  -Vents in foundation wall.. .	The brick work at rear of house obstructed the vents by blocking them. _Vents blocked. Open to allow air flow. . The vents by right side are lower than grade. Remove dirt to have two inches clearance.
_   _    X  _	Insulation:  -Fiberglass. .	_Insulation: loose / fallen / missing / improperly installed / damaged due to moisture. Repair/replace insulation. There are five or six places. .

_    X  _   _	Vapor Barrier:  -Plastic. .	100% vapor barrier The vapor barrier is required by siding manufacturers, flooring systems like Pergo, HVAC installers, and many codes. May help with moisture problem. It was not installed in all places. .
X  _   _   _	Moisture Barrier:  Unknown. .
RECOMMENDATIONS & INFORMATION THAT MAY BE HELPFUL : 1. DO NOT STORE FLAMMABLE MATERIALS IN THE CRAWL SPACE OR BASEMENT. 2. Clean out the drainage system in the crawlspace yearly to ensure it works properly. It is located at lowest point in the crawl space. 3. The crawl space offers a view of the framing and plumbing which should be checked twice yearly for water damage, and plumbing leaks. 4. Track down any source of water or odor in the crawl space or attic as soon as detected and repair. 5. 1. If crawl space had been treated for insects wear protective clothing. 6. Installing a 100% vapor barrier this will help lower HVAC costs.

Structure

The function of the structure is to support all the loads imposed upon it, from normal loads, winds, and storms. 1. We are not able to inspect structural components that are concealed by finished surfaces, insulation, stored materials or areas that are not otherwise accessible. 2. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified structural engineer. 3. Unstable clay soil can conduct surface water under the house footing and into the crawl space causing some water to enter from time to time. 4. This is not an inspection for the presence of wood damaging organisms.

 A - Acceptable  L  -  Large Repairs   S  -  Small Repairs  NA - Not Applicable 

.
X  _   _   _	Structure Type:  -Wood is used to make beams, floor joists, wall studs and subfloor. .
X  _   _   _	Foundation:  -Block and brick foundation, carries the weight of the house. .
X  _   _   _	Differential Movement:  No movement or displacement noted. .
X  _   _   _	Anchor Bolts  Anchor bolts are used to connect the house to foundation. .
X  _   _   _	Sheathing for walls:  -Plywood. .
X  _   _   _	Wall Bracing  These braces maintain resistance against wind and side loads. .
X  _   _   _	Bearing Walls:  -Frame 2x4 studs. .
_    X  _   _	Joists/Trusses:  -2x10 joists carry floor loads. .	Damage to rim joist ,it is rotted. Repair/remove and replace all rotted wood. The rim joist is supporting the outside walls and roof of house. The repairs need to be done with care and precision to carry the load. Related to front room floor damage in living room. in the front by garage side. .
X  _   _   _	Piers/Posts:  Block and brick pier. .
X  _   _   _	Floor/Slab:  -Dimensional wood. .
X  _   _   _	Stairs/Handrails:  -Wood stairs with wood handrails. .
_    X  _   _	Subfloor:  -Plywood. .	_Water damage and decay sub-flooring. Replace and repair as necessary. the damaged floor is related to the damaged exterior box window wood damage. To solve this the cause must be found and the roof section above this area may be contributing. Repair all damaged wood that is discovered while making repairs. .

_   _    X  _	Moisture Penetration:   Ongoing water penetration noted. Find and repair the source of water. .	related to front living room floor damage
GARAGE Structure
X  _   _   _	Ceiling:  Wood. .
X  _   _   _	Floor/Foundation:  Poured slab with block foundation. .
ATTIC Structure
X  _   _   _	Roof Framing:  -2x4 Truss. .
X  _   _   _	Sheathing: for roof:  -Plywood. .
X  _   _   _	Moisture Penetration:   None seen at time of inspection. .
Additions or Remodeling  N/A	How Verified  .
Permits Obtained  .	How Verified  .
RECOMMENDATIONS & INFORMATION THAT MAY BE HELPFUL : 1. Truss roof systems are not designed to carry heavy loads. Do not store heavy items in the attic. 2. Cracks in walls and doors that do not close are signs that some settlement has happened. 3. Roofs, windows, and doors must be checked for water penetration at least twice yearly. When water penetration is found act quickly to repair and correct the cause to prevent damage to framing of house.

Electrical System

The function of the electrical system is to provide ample power to satisfy your needs and do it safely. 1. We do not unplug items plugged into outlets to inspect because it may disrupt personal equipment.

 A - Acceptable  L  -  Large Repairs   S  -  Small Repairs  NA - Not Applicable 

Electric On	Yes No Not Applicable
Service Size Amps:  _200 amperes available for use	Volts:  _110-240 VAC
X  _   _   _	Service:  Underground service with three wires...
X  _   _   _	110 VAC Branch Circuits:  -Copper wire used throughout the house. .
X  _   _   _	220 VAC Branch Circuits:  -Copper and aluminum wires. .
X  _   _   _	Aluminum Wiring:   Not present for 110 volt circuits. .
X  _   _   _	Conductor Type:  -Romex wire. .
X  _   _   _	Ground:  -Rod in ground. .
_    X  _   _	Electrical:  _Outlets, lighting circuits 110 VAC. .	Fan not working. Repair. In attic
X  _   _   _	GFCI:  -Garage, kitchen, bathrooms and exterior. .
X  _   _   _	Washer and Dryer Electrical:  110-240 VAC. .
X  _   _   _	Bathroom Fan Venting:  -Electric fan ductwork. .
_   _    X  _	Door Bell:  Hard wired. .	Inoperative. Repair. When GFIC was tested, the doorbell made a noise.
_   _    X  _	Smoke Detectors:  Present near bedrooms only. .	Test at walk through. To insure still working.
X  _   _   _	Exterior Electric Outlets:  GFIC in garage. .
X  _   _   _	Exterior Lighting:  .
_    X  _   _	Attic Fan:  -Direct drive...	Fan not working on the roof at time of inspection. Verify with owner if working; if not, have repaired. Set temperature may have been higher than out side temperature. .
Garage. Electrical System
X  _   _   _	Manufacturer:  Cutler-Hammer. .
X  _   _   _	Main Breaker Size:  100 Amps. .	_Breaker for this panel is at outside panel.
X  _   _   _	Fuses:  None. ,
X  _   _   _	Breakers:  CO/AL limit the amount of current in wires. .
Is the panel bonded?	Yes No
RECOMMENDATIONS & INFORMATION THAT MAY BE HELPFUL : 1. Do not block or lock the electrical panel. Quick and easy access is required in case of an emergency. To keep children out use tie rap instead of lock to secure panel. 2. For your safety do not work on live circuits at panel open the circuit. 3. Test all GFIC receptacles or breakers and all smoke and carbon monoxide detectors monthly to ensure they are functioning. 4. Large aluminum wire for stoves or similar items may require an electrician to tighten them yearly. 5. In any house, be aware of the common signs of electrical safety problems, such as: flickering lights, repeated static at radios or TVs, repeated tripping of circuits breakers or blown fuses, receptacle or switch cover hot to touch. Have electrician find cause and repair.

Plumbing System

The function of the plumbing system is to deliver safe drinking water and safely remove waste products and gases. 1. Some pipes are in walls or concealed from view which limits inspection. 2. Check functional flow, for leaks and cross connections, interior drain, waste and vent system, traps, drain and functional drainage.

 A - Acceptable  L  -  Large Repairs   S  -  Small Repairs  NA - Not Applicable 

X  _   _   _	Service Line:  -Polyethylene (PEX). .
X  _   _   _	Main Water Shutoff:  Hall closet. .
X  _   _   _	Water Lines:  PB Polybutylene. .
X  _   _   _	Drain Pipes:  PVC. .
X  _   _   _	Vent Pipes:  -PVC used to vent sewer gas to atmosphere. .
Complete Home Inspections 106 Tulliallan Lane Cary, NC 27511 (919) 460-0854	Site Map © 2012 Complete Home Inspections Web site provided by Home Inspections USA