Inspection Report

Prepared For:
Sample Buyer

Property Address:
39 Chickory Lake
Whoville, NC

HomeBuyers Inspection HBI

Russell Buchanan#306
18 Business Park Circle
Arden, NC 28704
877-274-4299


Date: 11/26/2004 Time: 1:30 PM Report ID: sample 2
Property:
39 Chickory Lake
Whoville, NC
Customer:
Sample Buyer		 Real Estate Professional:

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.

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.

Age Of Home:
Over 50 Years

Client Is Present:
Yes

Radon Test:
not performed
Water Test:
No

Weather:
Cloudy

Temperature:
Below 60
Rain in last 3 days:
Yes



STRUCTURAL COMPONENTS

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.
 INNINPRR
1.0 FOUNDATIONS (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)X   
1.1 WALLS (Structural)X   
1.2 COLUMNS OR PIERSX   
1.3 FLOORS (Structural)X   
1.4 CEILINGS (structural)X   
1.5 ROOF STRUCTURE AND ATTICX   
 INNINPRR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 FOUNDATION:
MASONRY BLOCK
POURED CONCRETE
 
FLOOR STRUCTURE:
2 X 8
2 X 10
WOOD JOISTS
 
WALL STRUCTURE:
WOOD
MASONRY
 
COLUMNS OR PIERS:
MASONRY BLOCK
SUPPORTING WALLS
 
CEILING STRUCTURE:
2X6
 
ROOF STRUCTURE:
STICK-BUILT
2 X 8 RAFTERS
COMMON BOARD
 
ROOF-TYPE:
GABLE
 
Comments:
1.0 Crawlspace is limited in access due to plumbing pipes and was not inspected by my company.

1.0 Picture 1
1.5 Pull Down Stairs are missing a step and could be a tripping hazard. Injury could result if not repaired. Recommend repair or replace as needed using a qualified person.

1.5 Picture 1
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.


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.
 INNINPRR
2.0 WALL CLADDING FLASHING AND TRIM   X
2.1 DOORS (Exterior)   X
2.2 WINDOWSX   
2.3 GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance)  X 
2.4 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS   X
2.5 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIOS, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)   X
2.6 EAVES, SOFFITS AND FASCIAS   X
 INNINPRR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 SIDING STYLE:
CEMENT STUCCO
 
SIDING MATERIAL:
STONE
MASONRY
 
EXTERIOR ENTRY DOORS:
WOOD
 
WINDOW TYPES:
SINGLE PANE
CASEMENT
 
APPURTENANCE:
BALCONY
PATIO
 
AUTO OPENER MANUFACTURER:
N/A
 
GARAGE DOOR MATERIAL:
WOOD
 
GARAGE DOOR TYPE:
TWO MANUAL
 
DRIVEWAY:
ASPHALT
 
Comments:
2.0 Stucco over-all appears good except for some areas peeling where obvious. For example on rear of home around balcony porch at rear and at chimney.
2.1 Entry door at rear of home deteriorated at bottom of jamb(s). A repair or replacement is needed. Recommend repair or replace as needed using a qualified person.

2.1 Picture 1

Entry door to rear balcony is deteriorated at bottom. A repair or replacement is needed. Recommend repair or replace as needed using a qualified person.

2.1 Picture 2
2.3 The Two door Garage at rear of home appears narrow and may not allow large cars to enter.
2.4 The balcony in rear has loose or missing stucco and water intrusion is occurring through concrete wall. Repairs are needed. Recommend a qualified mason perform the work.

2.4 Picture 1
2.4 Picture 2

2.4 Picture 3
2.5 Ground Drain located at rear of home at basement/garage entry will need periodical cleaning and maintenance. I am unable to determine if water will over-run or by-pass drain even if kept clean under certain weather conditions.

2.5 Picture 1

Rock steps at front of home and rear of home are loose in areas and needs mortar and repair. Further deterioration can occur if not repaired. Recommend repair or replace as needed using a qualified person.

2.5 Picture 2
2.5 Picture 3

Tile floor on Patio at front of home right side (facing front) have loose tile and mortar in some area or grout joint is allowing water  to seep under tile (moss growth).Water can cause further deterioration if not repaired and sealed properly. Recommend repair or replace as needed using a qualified person.

2.5 Picture 4
2.6 Wood fascia at eave on rear of home are weathered and deteriorated. Repairs can involve removal of guttering to replace fascia board. Photo shows blackened fascia with white mold on kitchen side of rear. Paint is peeling on front of home at wood trim or fascia that may include deterioration. Recommend a qualified contractor inspect and repair as needed.

2.6 Picture 1
2.6 Picture 2
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.


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.
 INNINPRR
3.0 ROOF COVERINGS X  
3.1 FLASHINGS   X
3.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONSX   
3.3 ROOFING DRAINAGE SYSTEMSX   
 INNINPRR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 ROOF COVERING:
TILE
RUBBER MEMBRANE
 
VIEWED ROOF COVERING FROM:
GROUND
 
CHIMNEY (exterior):
MASONRY/STUCCO
 
Comments:
3.0 Due to the fact that this home has a tile roof, I am not qualified to inspect this roof in a way that is considered thorough. Tile roofs can leak and not show an obvious cause during a routine inspection. A separate inspection by a qualified roofing contractor who specializes in tile roof replacement should inspect this roof before you purchase. Tile roofs can be expensive to repair or replace.

3.0 Picture 1

EPDM rubber membrane roof on balcony above kitchen appears unfinished with plastic draped in areas and according to the sellers comments. I strongly recommend a warranty request from the roofing contractor performing this work. The damage to the kitchen ceiling from this leak is noted in the Interiors section. I did not inspect cavity between joists for possible existence of mold that can be caused by a leak.

3.0 Picture 2

Roof tile is cracked above front porch. Other cracks, imperfections in installation or performance may exist on roof of home.

3.0 Picture 3
3.1 Leak sign in attic near chimney of Living room. See roof covering notes.

3.1 Picture 1

Flashing edge is laid flat on side wall or did not tuck into wall and is exposed or may allow water to enter at rear of home on lower roof. Other areas may exist and was not inspected by my company. See roofing notes.

3.1 Picture 2
3.3 Below ground drain lines for downspouts are old and I am unable to determine if drains will function properly.

3.3 Picture 1
The roof 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. 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.


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.
 INNINPRR
4.0 INTERIOR DRAIN, WASTE AND VENT SYSTEMSX   
4.1 INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURESX   
4.2 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTSX   
4.3 MAIN WATER SHUT-OFF DEVICE (Describe location)X   
4.4 FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks) X  
4.5 SUMP PUMP  X 
 INNINPRR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 WATER SOURCE:
PUBLIC
 
PLUMBING SUPPLY:
NOT VISIBLE
 
PLUMBING DISTRIBUTION:
GALVANIZED
COPPER
POLY
 
WASHER DRAIN SIZE:
NOT VISIBLE
 
PLUMBING WASTE:
PVC
CAST IRON (OLD)
 
WATER HEATER POWER SOURCE:
GAS (QUICK RECOVERY)
 
CAPACITY:
50 GAL (2-3 PEOPLE)
 
MANUFACTURER:
PENNFIELD
 
Comments:
4.1 Polybutylene plastic plumbing supply lines (PB) are installed in the subject house. Polybutylene has been used in this area for many years, but has had a higher than normal failure rate, and is no longer being widely used. Copper and Brass fittings used in later years have apparently reduced the failure rate. This subject house has copper fittings. For further details contact the Consumer Plumbing Recovery center at 1-800-392-7591 or the web at http://www.pbpipe.com

4.1 Picture 1
4.1 Picture 2

4.1 Picture 3
4.3 The main shut off is the knob located in basement beside toilet. This is for your information.

4.3 Picture 1
4.4 Oil barrel remains in ground. We did not inspect condition of barrel or soil.

4.4 Picture 1
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.


ELECTRICAL SYSTEMS

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 within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. 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, and operate their test function, if accessible, except when detectors are part of a central system. 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.
 INNINPRR
5.0 SERVICE ENTRANCE CONDUCTORSX   
5.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELSX   
5.2 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGEX   
5.3 CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)   X
5.4 POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTUREX   
5.5 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)   X
5.6 LOCATION OF MAIN AND DISTRIBUTION PANELSX   
5.7 SMOKE DETECTORSX   
 INNINPRR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 ELECTRICAL SERVICE CONDUCTORS:
BELOW GROUND
ALUMINUM
220 VOLTS
 
PANEL CAPACITY:
200 AMP
 
PANEL TYPE:
CIRCUIT BREAKERS
 
BRANCH WIRE 15 and 20 AMP:
COPPER
 
WIRING METHODS:
ROMEX
CONDUIT
NOT VISIBLE
 
Comments:
5.3 "Three-prong" outlet is not grounded. Needs correcting in Bedroom at end of hall in back room. Also outlet cover is damaged at middle bedroom. Electrical issues are considered a hazard until repaired. Recommend repair as needed.

5.3 Picture 1
5.3 Picture 2

Outlet in middle bedroom is old and the shape of recepticle is out dated and can no longer be used with standard plugs.

5.3 Picture 3

Doorbell is missing.

5.3 Picture 4
5.4 Did not locate any outside outlets?
5.5 No outlet found in hall bath. Recommend a duplex GFCI outlet be installed by a licensed electrician.

No outlet in Hall Bath except for one that is built in light fixture. These outlets are considered unsafe if not grounded and bathroom should have its own duplex GFCI outlet (Ground Fault Circuit Interrupter).

5.6 Main panel box is located at room with water heater. However, main disconnect (shut-off) is outside at meter base panel (for your information).
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.


HEATING

The home inspector shall observe permanently installed heating systems including: Heating equipment; 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.
 INNINPRR
6.0 HEATING EQUIPMENTX   
6.1 NORMAL OPERATING CONTROLSX   
6.2 AUTOMATIC SAFETY CONTROLSX   
6.3 CHIMNEYS, FLUES AND VENTS X  
6.4 SOLID FUEL HEATING DEVICES  X 
6.5 HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)X   
6.6 GAS/LP FIRELOGS AND FIREPLACESX   
6.7 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOMX   
 INNINPRR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 HEAT TYPE:
CIRCULATING BOILER
 
ENERGY SOURCE:
OIL
 
NUMBER OF HEAT SYSTEMS (excluding wood):
ONE
 
TYPES OF FIREPLACES:
NON-VENTED GAS LOGS
 
OPERABLE FIREPLACES:
ONE
 
NUMBER OF WOODSTOVES:
NONE
 
Comments:
6.3 Vent pipe for oil fired boiler needs mastic sealed around pipe where it enters chimney. This is a safety issue and should be repaired. Recommend a qualified licensed heat contractor inspect further and repair as needed.

Liner for fireplace or boiler were not inspected by our company. Recommend a qualified chimney sweep inspect for safety.



6.3 Picture 1
The heating 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.


CENTRAL AIR CONDITIONING

The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: Cooling and air handling equipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed cooling source in each room. The home inspector shall describe: Energy sources; and Cooling equipment 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: Observe window air conditioners or operate cooling systems when weather conditions or other circumstances may cause equipment damage; Observe non-central air conditioners; or Observe the uniformity or adequacy of cool-air supply to the various rooms.
 INNINPRR
7.0 COOLING AND AIR HANDLER EQUIPMENTX   
7.1 NORMAL OPERATING CONTROLSX   
7.2 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)   X
7.3 PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOMX   
 INNINPRR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 COOLING EQUIPMENT TYPE:
AIR CONDITIONER UNIT
 
COOLING EQUIPMENT ENERGY SOURCE:
ELECTRICITY
 
NUMBER OF A/C UNITS:
ONE
 
Comments:
7.0 Cooling equipment serves the upstairs of home only. The main level has no cooling source (FYI).
7.2 Disposable filters is dirty. Clogged filters can raise energy bill and shorten life span of compressor. Recommend repair or replace as needed using a qualified person.

7.2 Picture 1
7.3 Cooling equipment serves the upstairs of home only. The main level has no cooling source (FYI).
The 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 HVAC contractor would discover (Heating, Ventilation, and Air Conditioning). 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.


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.
 INNINPRR
8.0 CEILINGSX   
8.1 WALLS   X
8.2 FLOORSX   
8.3 STEPS, STAIRWAYS, BALCONIES AND RAILINGSX   
8.4 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETSX   
8.5 DOORS (REPRESENTATIVE NUMBER)X   
8.6 WINDOWS (REPRESENTATIVE NUMBER)X   
 INNINPRR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 CEILING MATERIALS:
PLASTER
 
WALL MATERIAL:
PLASTER
 
FLOOR COVERING(S):
CARPET
TILE
WOOD
 
CABINETRY:
WOOD
VENEER
 
COUNTERTOP:
GRANITE
 
Comments:
8.0 Plaster on ceiling has several hairline cracks (cosmetic), but should be repaired at various rooms throughout home. While this damage is cosmetic, it needs to be repaired. Recommend repair or replace as needed using a qualified person.
The half bath has a low ceiling height (FYI).

8.0 Picture 1

Ceiling in kitchen is damaged as a result from a leak on balcony above.

8.0 Picture 2
8.1 Bubble in paint or plaster coating indicates moisture has affected it either by wall or window. Recommend search for a possible cause and repair as needed to prevent possible further damage over extended period.

8.1 Picture 1

Water intrusion signs in basement/garage and wood deterioration at bathroom stall is present. Water intrusion may be from ground drain  in front of door becoming clogged or drain may not be adequate in certain weather conditions. Repair as desired.

8.1 Picture 2
8.6 Some glass is cracked in windows of home. Cracked glass can cause air infiltration or may cause an injury. Recommend repair as needed using a qualified contractor.

8.6 Picture 1
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.


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.
 INNINPRR
9.0 INSULATION AND VAPOR RETARDERS (in unfinished spaces)X   
9.1 VENTILATION OF ATTIC AND FOUNDATION AREASX   
9.2 VENTING SYSTEMS (Kitchens, baths and laundry)X   
9.3 VENTILATION FANS AND THERMOSTATIC CONTROLS (ATTIC)  X 
 INNINPRR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 ATTIC INSULATION:
BLOWN
FIBERGLASS
 
R- VALUE:
R-30 OR BETTER
 
VENTILATION:
PASSIVE
 
EXHAUST FAN TYPES:
NONE
 
DRYER POWER SOURCE:
22O ELECTRIC
 
DRYER VENT:
FLEXIBLE METAL
PVC RIGID
 
Comments:
9.0 Floor system is not insulated. Heat loss can occur more on this home than one that is properly insulated.
9.2 Dryer vent piping turns up before exiting home and may require periodical cleaning.

9.2 Picture 1
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.


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, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.
 INNINPRR
10.0 DISHWASHERX   
10.1 RANGES/OVENS/COOKTOPSX   
10.2 RANGE HOOD  X 
10.3 TRASH COMPACTORX   
10.4 FOOD WASTE DISPOSERX   
10.5 MICROWAVE COOKING EQUIPMENTX   
 INNINPRR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 DISHWASHER:
MAYTAG
 
DISPOSER:
KITCHEN AIDE
 
RANGE/OVEN:
GENERAL ELECTRIC
 
BUILT-IN MICROWAVE:
GENERAL ELECTRIC
 
TRASH COMPACTORS:
GENERAL ELECTRIC
 
Comments:
10.5 Recommend checking with manufacturer of microwave for clearance requirements between range top and microwave as a precaution. This unit appears lower than normal.

10.5 Picture 1
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.

Prepared Using HomeGauge http://www.homegauge.com SHGI (c) 2000-2004 : Licensed To :Napoleon Home Inspections


General Summary


HomeBuyers Inspection HBI

18 Business Park Circle
Arden, NC 28704
877-274-4299

Customer
Sample Buyer

Property Address
39 Chickory Lake
Whoville, NC

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 appear to warrant 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, efficiency, or safety 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.

STRUCTURAL COMPONENTS
1.0 FOUNDATIONS (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)
 Inspected
 
Crawlspace is limited in access due to plumbing pipes and was not inspected by my company.

EXTERIOR
2.0 WALL CLADDING FLASHING AND TRIM
 Repair or Replace
 
Stucco over-all appears good except for some areas peeling where obvious. For example on rear of home around balcony porch at rear and at chimney.
2.1 DOORS (Exterior)
 Repair or Replace
 
Entry door at rear of home deteriorated at bottom of jamb(s). A repair or replacement is needed. Recommend repair or replace as needed using a qualified person.
 
Entry door to rear balcony is deteriorated at bottom. A repair or replacement is needed. Recommend repair or replace as needed using a qualified person.
2.3 GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance)
 Not Present
 
The Two door Garage at rear of home appears narrow and may not allow large cars to enter.
2.4 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS
 Repair or Replace
 
The balcony in rear has loose or missing stucco and water intrusion is occurring through concrete wall. Repairs are needed. Recommend a qualified mason perform the work.
2.5 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIOS, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)
 Repair or Replace
 
Ground Drain located at rear of home at basement/garage entry will need periodical cleaning and maintenance. I am unable to determine if water will over-run or by-pass drain even if kept clean under certain weather conditions.
2.6 EAVES, SOFFITS AND FASCIAS
 Repair or Replace
 
Wood fascia at eave on rear of home are weathered and deteriorated. Repairs can involve removal of guttering to replace fascia board. Photo shows blackened fascia with white mold on kitchen side of rear. Paint is peeling on front of home at wood trim or fascia that may include deterioration. Recommend a qualified contractor inspect and repair as needed.

ROOFING
3.0 ROOF COVERINGS
 Not Inspected
 
Due to the fact that this home has a tile roof, I am not qualified to inspect this roof in a way that is considered thorough. Tile roofs can leak and not show an obvious cause during a routine inspection. A separate inspection by a qualified roofing contractor who specializes in tile roof replacement should inspect this roof before you purchase. Tile roofs can be expensive to repair or replace.
 
EPDM rubber membrane roof on balcony above kitchen appears unfinished with plastic draped in areas and according to the sellers comments. I strongly recommend a warranty request from the roofing contractor performing this work. The damage to the kitchen ceiling from this leak is noted in the Interiors section. I did not inspect cavity between joists for possible existence of mold that can be caused by a leak.
 
Roof tile is cracked above front porch. Other cracks, imperfections in installation or performance may exist on roof of home.
3.1 FLASHINGS
 Repair or Replace
 
Leak sign in attic near chimney of Living room. See roof covering notes.
 
Flashing edge is laid flat on side wall or did not tuck into wall and is exposed or may allow water to enter at rear of home on lower roof. Other areas may exist and was not inspected by my company. See roofing notes.

PLUMBING SYSTEM
4.1 INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
 Inspected
 
Polybutylene plastic plumbing supply lines (PB) are installed in the subject house. Polybutylene has been used in this area for many years, but has had a higher than normal failure rate, and is no longer being widely used. Copper and Brass fittings used in later years have apparently reduced the failure rate. This subject house has copper fittings. For further details contact the Consumer Plumbing Recovery center at 1-800-392-7591 or the web at http://www.pbpipe.com

ELECTRICAL SYSTEMS
5.3 CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)
 Repair or Replace
 
"Three-prong" outlet is not grounded. Needs correcting in Bedroom at end of hall in back room. Also outlet cover is damaged at middle bedroom. Electrical issues are considered a hazard until repaired. Recommend repair as needed.
 
Outlet in middle bedroom is old and the shape of recepticle is out dated and can no longer be used with standard plugs.
 
Doorbell is missing.
5.5 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)
 Repair or Replace
 
No outlet found in hall bath. Recommend a duplex GFCI outlet be installed by a licensed electrician.

No outlet in Hall Bath except for one that is built in light fixture. These outlets are considered unsafe if not grounded and bathroom should have its own duplex GFCI outlet (Ground Fault Circuit Interrupter).

HEATING
6.3 CHIMNEYS, FLUES AND VENTS
 Not Inspected
 
Vent pipe for oil fired boiler needs mastic sealed around pipe where it enters chimney. This is a safety issue and should be repaired. Recommend a qualified licensed heat contractor inspect further and repair as needed.

Liner for fireplace or boiler were not inspected by our company. Recommend a qualified chimney sweep inspect for safety.

CENTRAL AIR CONDITIONING
7.2 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 Repair or Replace
 
Disposable filters is dirty. Clogged filters can raise energy bill and shorten life span of compressor. Recommend repair or replace as needed using a qualified person.
7.3 PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM
 Inspected
 
Cooling equipment serves the upstairs of home only. The main level has no cooling source (FYI).

INTERIORS
8.1 WALLS
 Repair or Replace
 
Bubble in paint or plaster coating indicates moisture has affected it either by wall or window. Recommend search for a possible cause and repair as needed to prevent possible further damage over extended period.
 
Water intrusion signs in basement/garage and wood deterioration at bathroom stall is present. Water intrusion may be from ground drain  in front of door becoming clogged or drain may not be adequate in certain weather conditions. Repair as desired.
8.6 WINDOWS (REPRESENTATIVE NUMBER)
 Inspected
 
Some glass is cracked in windows of home. Cracked glass can cause air infiltration or may cause an injury. Recommend repair as needed using a qualified contractor.

INSULATION AND VENTILATION
9.0 INSULATION AND VAPOR RETARDERS (in unfinished spaces)
 Inspected
 
Floor system is not insulated. Heat loss can occur more on this home than one that is properly insulated.
9.2 VENTING SYSTEMS (Kitchens, baths and laundry)
 Inspected
 
Dryer vent piping turns up before exiting home and may require periodical cleaning.

BUILT-IN KITCHEN APPLIANCES
10.5 MICROWAVE COOKING EQUIPMENT
 Inspected
 
Recommend checking with manufacturer of microwave for clearance requirements between range top and microwave as a precaution. This unit appears lower than normal.

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


Prepared Using HomeGauge http://www.homegauge.com SHGI (c) 2000-2004 : Licensed To :Napoleon Home Inspections



  INVOICE

HomeBuyers Inspection HBI
18 Business Park Circle
Arden, NC 28704
877-274-4299
Inspected By:  Russell Buchanan#306 		Inspection Date: 11/26/2004
Report ID: sample 2

Customer Info: Inspection Property:
Sample Buyer


Customer's Real Estate Professional:

 		 39 Chickory Lake
Whoville, NC
 

Inspection Fee:
Service Price Amount Sub-Total
Tax $0.00
Total Price $0.00

Payment Method:
Payment Status:
Note:




HomeBuyers Inspection HBI

18 Business Park Circle
Arden, NC 28704
877-274-4299

Report Attachments

Pre-Inspection Agreement



HomeBuyers Inspection HBI

Russell Buchanan#306
18 Business Park Circle
Arden, NC 28704
877-274-4299


Inspection Agreement

This inspection was performed in accordance with and under the terms of a Pre-Inspection Agreement. The agreement was signed and agreed upon before the preparation of this report and a signed copy of the agreement is available upon request. An unsigned copy of the agreement may be attached to this report for your information or it may also be available on the home inspection company web site.