Home Buyers Inspection (HBI)
HomeGauge Software Buyer

Inspection Report

Sample Buyer

Property Address:
586 Mountain Fancy Drive
Big Lake NC 28715

 

HomeGauge Software

Russell Buchanan
122 Lyman Street
Asheville, NC 28801
828-254-2030

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Table of Contents

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Date: 5/17/2017 Time: 1:00 PM Report ID:
Property:
586 Mountain Fancy Drive
Big Lake NC 28715
Customer:
Sample Buyer
Real Estate Professional:
Nath Dau-Schmidt
DauSchmidt Realty

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.

In Attendance:
Customer and their agent

Type of building:
Single Family (2 story)

Approximate age of building:
Over 10 Years

Temperature:
Over 65 (F) = 18 (C)

Weather:
Clear

Ground/Soil surface condition:
Dry

Rain in last 3 days:
No

Radon Test:
Yes

Water Test:
No

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1.  Roofing
The inspector shall inspect from ground level or eaves: The roof covering. The gutters. The downspouts. The vents, flashings, skylights, chimney and other roof penetrations. The general structure of the roof from the readily accessible panels, doors or stairs.

The inspector is not required to: Walk on any roof surface, predict the service life expectancy, inspect underground downspout diverter drainage pipes, remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces, move insulation, inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. Walk on any roof areas that appear, in the opinion of the inspector to be unsafe, and or cause damage. Perform a water test, warrant or certify the roof. Confirm proper fastening or installation of any roof material.

Styles & Materials
Roof Covering:
Asphalt/Fiberglass
Viewed roof covering from:
Ground
Chimney (exterior):
Masonry Stucco
Items
1.0 Roof Coverings
Comments: Inspected
1.1 Flashings
Comments: Inspected
1.2 Skylights, Chimneys and Roof Penetrations
Comments: Inspected
1.3 Roof Drainage Systems
Comments: Repair or Replace
Drain line has sunken or pulled loose from downspout. This area needs repair.
1.3 Item 1(Picture)
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.
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2.  Exterior
The inspector shall inspect: The siding, flashing and trim. All exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits and fascias. And report as in need of repair any spacing between intermediate balusters, spindles, or rails for steps, stairways, balconies, and railings that permit the passage of an object greater than four inches in diameter. A representative number of windows. The vegetation, surface drainage and retaining walls when these are likely to adversely affect the structure. And describe the exterior wall covering.

The inspector is not required to: Inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting, Inspect items, including window and door flashings, which are not visible or readily accessible from the ground, Inspect geological, geotechnical, hydrological and/or soil conditions, Inspect recreational facilities, playground equipment. Inspect seawalls, break-walls and docks, Inspect erosion control and earth stabilization measures, Inspect for safety type glass, Inspect underground utilities, Inspect underground items, Inspect wells or springs, Inspect solar, wind or geothermal systems, Inspect swimming pools or spas, Inspect wastewater treatment systems septic systems or cesspools, Inspect irrigation or sprinkler systems, Inspect drain fields or drywells, Determine the integrity of multi-pane window glazing or the thermal window seals.

Styles & Materials
Siding Style:
Rock and Mortar
Cement stucco
Siding Material:
Stone
Masonry
Exterior Entry Doors:
Wood
Appurtenance:
Balcony
Sidewalk
Driveway:
Asphalt
 
Items
2.0 Wall Cladding Flashing and Trim
Comments: Repair or Replace
(1) The stucco siding, trim and fascia are in need of cleaning and repainting throughout. Gutters will need to be temporarily removed to paint and then re-install.
(2) The gable wood work on at least two locations shows signs of some damage from carpenter bees etc. and need repair and prep and paint.
2.0 Item 1(Picture)
(3) Some repair areas noticed
2.0 Item 2(Picture)
2.1 Doors (Exterior)
Comments: Repair or Replace
(1) Weather stripping on a few exterior doors are loose, missing or damaged in areas..
2.1 Item 1(Picture) balcony from kitchen
2.1 Item 2(Picture) garage
(2) Stain used to protect main doors has faded or failed, and need prep and stain again.
2.1 Item 3(Picture)
2.2 Windows
Comments: Repair or Replace
Window trim is damaged at the rear of home over the extra room (seen from ground level).
2.2 Item 1(Picture)
2.3 Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings
Comments: Repair or Replace
(1) The master suite balcony floor is deteriorated. Water has came in along front or outer band where tile or trim failed to cover seam when installed. Tile is cracked in an area. Guard rail and tile will need to be replaced. Guard rail can be re used but tile likely cannot. Subfloor will need to be replaced along front length of balcony and side nearest door and install tile and seal.
2.3 Item 1(Picture)
2.3 Item 2(Picture)
2.3 Item 3(Picture)
(2) Loose stone at steps of home at entry.
2.3 Item 4(Picture)
(3) Balcony off Living room will need railings cleaned and painted. Some areas of supports for railing appear weathered and light deterioration may exist.
(4) Decorative railing at parking lot is rusting and needs rust inhibitor, sanding and paint. Also on the roof and due to the slope a boom vehicle may be needed to access and properly prep and paint.
2.3 Item 5(Picture)
2.4 Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to their effect on the condition of the building)
Comments: Repair or Replace
(1) Driveway does not drain water and an attempt to correct with trench drains is not par with the expectations of this home and does not appear to work. Uneven or sag in areas. A proper repair is to remove pavement, slope correctly and apply new pavement.
2.4 Item 1(Picture)
2.4 Item 2(Picture)
(2) Reattaining wall has at least one loose stone and some areas need grout again and sealant applied.
2.4 Item 3(Picture)
2.5 Eaves, Soffits and Fascias
Comments: Inspected
(1) See Wall Cladding comments involving the need to prep and paint to protect.
(2) Hornets nest "active" and is quickly forming above balcony
2.5 Item 1(Picture)
2.6 Other
Comments: Not Inspected
The decorative pond out front is not working. This could be because the pond leaks or is not operable?
2.6 Item 1(Picture)
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.
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3.  Structural Components
The inspector shall inspect: The basement. The foundation. The crawlspace. The visible structural components. Any present conditions or clear indications of active water penetration observed by the inspector. And report any general indications of foundation movement that are observed by the inspector, such as but not limited to sheetrock cracks, brick cracks, out-of-square door frames or floor slopes.

The inspector is not required to: Enter any crawlspaces that are not readily accessible or where entry could cause damage or pose a hazard to the inspector, Move stored items or debris, Operate sump pumps with inaccessible floats, Identify size, spacing, span, location or determine adequacy of foundation bolting, bracing, joists, joist spans or support systems, Provide any engineering or architectural service, Report on the adequacy of any structural system or component.

Styles & Materials
Foundation:
Masonry block
Rock
Poured concrete
Method used to observe Crawlspace:
No crawlspace
Floor Structure:
Wood joists
Slab
Not visible
Wall Structure:
Wood
Masonry
Columns or Piers:
Masonry block
Steel lally columns
Supporting walls
Ceiling Structure:
Not visible
Roof Structure:
Engineered wood trusses
Stick-built
Roof-Type:
Gable
Hip
Method used to observe attic:
Walked
Inaccessible
Attic info:
Attic access
Pull Down stairs
Storage
Light in attic
   
Items
3.0 Foundations, Basement and Crawlspace (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)
Comments: Inspected
3.1 Walls (Structural)
Comments: Repair or Replace
Rock wall has settled or continues to settle and repair signs indicate it has settled previously and has settled more or again. Repairs are needed to wall and cement chinking. See roof section at Gutters and downspouts for more repair recommendations.
3.1 Item 1(Picture)
3.2 Columns or Piers
Comments: Inspected
3.3 Floors (Structural)
Comments: Inspected
3.4 Ceilings (Structural)
Comments: Inspected
3.5 Roof Structure and Attic
Comments: Inspected
Insects dead from entering around window area in attic (FYI).
3.5 Item 1(Picture)
The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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4.  Heating / Central Air Conditioning
The inspector shall inspect: The heating system and describe the energy source and heating method using normal operating controls. And report as in need of repair electric furnaces which do not operate. And report if inspector deemed the furnace inaccessible. The central cooling equipment using normal operating controls. The fireplace, and open and close the damper door if readily accessible and operable. Hearth extensions and other permanently installed components. And report as in need of repair deficiencies in the lintel, hearth and material surrounding the fireplace, including clearance from combustible materials.

The inspector is not required to: Inspect or evaluate interiors of flues or chimneys, fire chambers, heat exchangers, humidifiers, dehumidifiers, electronic air filters, solar heating systems, solar heating systems or fuel tanks. Inspect underground fuel tanks. Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. Light or ignite pilot flames. Activate heating, heat pump systems, or other heating systems when ambient temperatures or when other circumstances are not conducive to safe operation or may damage the equipment. Override electronic thermostats. Evaluate fuel quality. Verify thermostat calibration, heat anticipation or automatic setbacks, timers, programs or clocks. Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. Inspect window units, through-wall units, or electronic air filters. Operate equipment or systems if exterior temperature is below 60 degrees Fahrenheit or when other circumstances are not conducive to safe operation or may damage the equipment. Inspect or determine thermostat calibration, heat anticipation or automatic setbacks or clocks. Examine electrical current, coolant fluids or gasses, or coolant leakage. Inspect the flue or vent system. Inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels. Determine the need for a chimney sweep. Operate gas fireplace inserts. Light pilot flames. Determine the appropriateness of such installation. Inspect automatic fuel feed devices. Inspect combustion and/or make-up air devices. Inspect heat distribution assists whether gravity controlled or fan assisted. Ignite or extinguish fires. Determine draft characteristics. Move fireplace inserts, stoves, or firebox contents. Determine adequacy of draft, perform a smoke test or dismantle or remove any component. Perform an NFPA inspection. Perform a Phase 1 fireplace and chimney inspection.

Styles & Materials
Heat Type:
Furnace
Energy Source:
Gas
Number of Heat Systems (excluding wood):
Three
Ductwork:
Insulated
Filter Type:
Disposable
Types of Fireplaces:
Vented gas logs
Operable Fireplaces:
Three
Number of Woodstoves:
None
Cooling Equipment Type:
Air conditioner unit
Cooling Equipment Energy Source:
Electricity
   
Items
4.0 Heating and Cooling Equipment
Comments: Repair or Replace
Air handler was leaking condensation into the drain pan. The drain pan was full and eventually the safety switch did cut off unit. However it still leaked which could mean that the pan itself may leak at a seam? Note: The listing agent called a HVAC person who did replace the filter that was clogged and troubleshooted the system. I did not see if he removed the standing water. Not doing so can cause more to leak onto the ceiling below. The ceiling below was dripping water and has already stained. I did not inspect for mold and it could develop. Repairs if air handler was repaired will likely be prime seal ceiling and re paint.
4.0 Item 1(Picture)
4.0 Item 2(Picture)
4.0 Item 3(Picture)
4.1 Normal Operating Controls
Comments: Inspected
4.2 Automatic Safety Controls
Comments: Inspected
4.3 Distribution Systems (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
Comments: Inspected
4.4 Presence of Installed Heat Source in Each Room
Comments: Inspected
4.5 Chimneys, Flues and Vents (for fireplaces, gas water heaters or heat systems)
Comments: Inspected
4.6 Solid Fuel Heating Devices (Fireplaces, Woodstove)
Comments: Not Present
4.7 Gas/LP Firelogs and Fireplaces
Comments: Repair or Replace
The remote for Formal Living room fireplace was not found and I could not turn on fireplace?
4.8 Presence of Installed Cooling Source in Each Room
Comments: Inspected
The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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5.  Plumbing System
The inspector shall: Verify the presence of and identify the location of the main water shutoff valve. Inspect the water heating equipment, including combustion air, venting, connections, energy sources, seismic bracing, and verify the presence or absence of temperature-pressure relief valves and/or Watts 210 valves. Flush toilets. Run water in sinks, tubs, and showers. Inspect the interior water supply including all fixtures and faucets. Inspect the drain, waste and vent systems, including all fixtures. Describe any visible fuel storage systems. Inspect the drainage sump pumps testing sumps with accessible floats. Inspect and describe the water supply, drain, waste and main fuel shut-off valves, as well as the location of the water main and main fuel shut-off valves. Inspect and determine if the water supply is public or private. Inspect and report as in need of repair deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously. Inspect and report as in need of repair deficiencies in installation and identification of hot and cold faucets. Inspect and report as in need of repair mechanical drain-stops that are missing or do not operate if installed in sinks, lavatories and tubs. Inspect and report as in need of repair commodes that have cracks in the ceramic material, are improperly mounted on the floor, leak, or have tank components which do not operate.

The inspector is not required to: Light or ignite pilot flames. Determine the size, temperature, age, life expectancy or adequacy of the water heater. Inspect interiors of flues or chimneys, water softening or filtering systems, well pumps or tanks, safety or shut-of valves, floor drains, lawn sprinkler systems or fire sprinkler systems. Determine the exact flow rate, volume, pressure, temperature, or adequacy of the water supply. Determine the water quality or potability or the reliability of the water supply or source. Open sealed plumbing access panels. Inspect clothes washing machines or their connections. Operate any main, branch or fixture valve. Test shower pans, tub and shower surrounds or enclosures for leakage. Evaluate the compliance with local or state conservation or energy standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. Determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices. Determine whether there are sufficient clean-outs for effective cleaning of drains. Evaluate gas, liquid propane or oil storage tanks. Inspect any private sewage waste disposal system or component of. Inspect water treatment systems or water filters. Inspect water storage tanks, pressure pumps or bladder tanks. Evaluate time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. Evaluate or determine the adequacy of combustion air. Test, operate, open or close safety controls, manual stop valves and/or temperature or pressure relief valves. Examine ancillary systems or components, such as, but not limited to, those relating to solar water heating, hot water circulation.

Styles & Materials
Water Source:
Public
Water Filters:
None
Plumbing Water Supply (into home):
Not visible
Plumbing Water Distribution (inside home):
PEX
Not visible
Washer Drain Size:
2" Diameter
Plumbing Waste:
PVC
Water Heater Power Source:
Gas (quick recovery)
Water Heater Location:
Basement
 
Items
5.0 Plumbing Drain, Waste and Vent Systems
Comments: Repair or Replace
(1) Both sinks in shared bathroom upstairs drains slow.
5.0 Item 1(Picture)
5.0 Item 2(Picture)
(2) The diverter on tub spout does not divert all water from tub to shower enough to affect the flow.
5.1 Plumbing Water Supply, Distribution System and Fixtures
Comments: Repair or Replace
(1) Shower fixture leaked in a few areas where seals may be old. Recommend repair or replace as necessary.
5.1 Item 1(Video)
(2) Control knobs for guest bath sink upstairs (light blue room) appear to be installed opposite to normal direction to turn water off and on. Volume or pressure here is somewhat low compared to the other plumbing locations in the home.
5.1 Item 2(Video)
(3) Protective cover for fixture has sagged or loosened to where water can get in behind wall at light blue guest bedroom upstairs and at master shower,
5.1 Item 3(Picture)
5.1 Item 4(Picture)
5.2 Hot Water Systems, Controls, Chimneys, Flues and Vents
Comments: Repair or Replace
Water connection to water heater leaks or has corroded and may have temporarily stopped leaking due to corrosion? A plumber should repair or replace as needed.
5.2 Item 1(Picture)
5.3 Main Water Shut-off Device (Describe location)
Comments: Repair or Replace
Main water has leaked or leaking at connection. Drip stains seen on replacement filters for HVAC being stored below. This is a high pressure area and needs connection fittings replaced. Line could rupture or become worse. A plumber should replace.
5.3 Item 1(Picture)
5.4 Fuel Storage and Distribution Systems (Interior fuel storage, piping, venting, supports, leaks)
Comments: Inspected
5.5 Main Fuel Shut-off (Describe Location)
Comments: Inspected
At gas meter outside is the main shut-off location for all gas into home.
5.6 Sump Pump
Comments: Not Present
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.
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6.  Electrical System
The inspector shall inspect: The service line. The meter box. The main disconnect. And determine the rating of the service amperage. Panels, breakers and fuses. The service grounding and bonding. A representative sampling of switches, receptacles, light fixtures, AFCI receptacles and test all GFCI receptacles and GFCI circuit breakers observed and deemed to be GFCI's during the inspection. And report the presence of solid conductor aluminum branch circuit wiring if readily visible. And report on any GFCI-tested receptacles in which power is not present, polarity is incorrect, the receptacle is not grounded, is not secured to the wall, the cover is not in place, the ground fault circuit interrupter devices are not properly installed or do not operate properly, or evidence of arcing or excessive heat is present. The service entrance conductors and the condition of their sheathing. The ground fault circuit interrupters observed and deemed to be GFCI's during the inspection with a GFCI tester. And describe the amperage rating of the service. And report the absence of smoke detectors. Service entrance cables and report as in need of repair deficiencies in the integrity of the insulation, drip loop, or separation of conductors at weatherheads and clearances.

The inspector is not required to: Insert any tool, probe or device into the main panel, sub-panels, downstream panel, or electrical fixtures. Operate electrical systems that are shut down. Remove panel covers or dead front covers if not readily accessible. Operate over current protection devices. Operate non-accessible smoke detectors. Measure or determine the amperage or voltage of the main service if not visibly labeled. Inspect the alarm system and components. Inspect the ancillary wiring or remote control devices. Activate any electrical systems or branch circuits which are not energized. Operate overload devices. Inspect low voltage systems, electrical de-icing tapes, swimming pool wiring or any time-controlled devices. Verify the continuity of the connected service ground. Inspect private or emergency electrical supply sources, including but not limited to generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. Inspect spark or lightning arrestors. Conduct voltage drop calculations. Determine the accuracy of breaker labeling. Inspect exterior lighting.

Styles & Materials
Electrical Service Conductors:
Below ground
Aluminum
220 volts
Panel Capacity:
200 AMP
Panel Type:
Circuit breakers
GFCI Breakers
Branch wire 15 and 20 AMP:
Copper
Wiring Methods:
Romex
Not Visible
 
Items
6.0 Service Entrance Conductors
Comments: Inspected
6.1 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels
Comments: Inspected
6.2 Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage
Comments: Inspected
6.3 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)
Comments: Repair or Replace
I was unable to see the light fixture work or come on in the upstairs Master? It could be that all bulbs are burned out or it may require an electrician.
6.3 Item 1(Picture)
6.4 Polarity and Grounding of Receptacles within 6 feet of interior plumbing fixtures, all receptacles in garage, carport and exterior walls of inspected structure
Comments: Inspected
6.5 Operation of GFCI (Ground Fault Circuit Interrupters)
Comments: Inspected
6.6 Operation of AFCI (ARC Fault Circuit Interrupters)
Comments: Inspected
6.7 Location of Main and Distribution Panels
Comments: Inspected
6.8 Smoke Detectors
Comments: Inspected
The smoke detector should be tested at common hallway to bedrooms upon moving in to home.
6.9 Carbon Monoxide Detectors
Comments: Inspected
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.
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7.  Insulation and Ventilation
The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.
Styles & Materials
Attic Insulation:
Blown
Fiberglass
Ventilation:
Ridge vents
Soffit Vents
Exhaust Fans:
Fan
Dryer Power Source:
220 Electric
Dryer Vent:
Flexible Metal
Floor System Insulation:
Batts
Items
7.0 Insulation in Attic
Comments: Inspected
7.1 Insulation Under Floor System
Comments: Inspected
7.2 Vapor Retarders (in Crawlspace or basement)
Comments: Not Inspected
Not visible, finished surfaces
7.3 Ventilation of Attic and Foundation Areas
Comments: Inspected
7.4 Venting Systems (Kitchens, Baths and Laundry)
Comments: Inspected
7.5 Ventilation Fans and Thermostatic Controls in Attic
Comments: Not Present
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.
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8.  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.

The inspector shall: Open and close a representative number of doors and windows. Inspect the walls, ceilings, steps, stairways, and railings. Inspect garage doors and garage door openers by operating first by remote (if available) and then by the installed automatic door control. And report as in need of repair any installed electronic sensors that are not operable or not installed at proper heights above the garage door. And report as in need of repair any door locks or side ropes that have not been removed or disabled when garage door opener is in use. And report as in need of repair any windows that are obviously fogged or display other evidence of broken seals.

The inspector is not required to: Inspect paint, wallpaper, window treatments or finish treatments. Inspect central vacuum systems. Inspect safety glazing. Inspect security systems or components. Evaluate the fastening of countertops, cabinets, sink tops and fixtures, or firewall compromises. Move furniture, stored items, or any coverings like carpets or rugs in order to inspect the concealed floor structure. Move drop ceiling tiles. Inspect or move any household appliances. Inspect or operate equipment housed in the garage except as otherwise noted. Verify or certify safe operation of any auto reverse or related safety function of a garage door. Operate or evaluate security bar release and opening mechanisms, whether interior or exterior, including compliance with local, state, or federal standards. Operate any system, appliance or component that requires the use of special keys, codes, combinations, or devices. Operate or evaluate self-cleaning oven cycles, tilt guards/latches or signal lights. Inspect microwave ovens or test leakage from microwave ovens. Operate or examine any sauna, steam-jenny, kiln, toaster, ice-maker, coffee-maker, can-opener, bread-warmer, blender, instant hot water dispenser, or other small, ancillary devices. Inspect elevators. Inspect remote controls. Inspect appliances. Inspect items not permanently installed. Examine or operate any above-ground, movable, freestanding, or otherwise non-permanently installed pool/spa, recreational equipment or self-contained equipment. Come into contact with any pool or spa water in order to determine the system structure or components. Determine the adequacy of spa jet water force or bubble effect. Determine the structural integrity or leakage of a pool or spa.

Styles & Materials
Ceiling Materials:
Gypsum Board
Wall Material:
Gypsum Board
Floor Covering(s):
Carpet
Hardwood T&G
Stone
Tile
Interior Doors:
Raised panel
Window Types:
Thermal/Insulated
Casement
Cabinetry:
Wood
Veneer
Countertop:
Granite
   
Items
8.0 Ceilings
Comments: Repair or Replace
Tape used to bed Gypsum board seams are loose, failed in a few areas of home including 4 corners of highest ceiling as well as Master bedroom upstairs. Work will require painting all ceiling to match. Due to the height this will require a means to access the area, and can increase the cost to repair.
8.0 Item 1(Picture)
8.1 Walls
Comments: Repair or Replace
Baseboard and trim missing from both sides of fireplace in Master bedroom.
8.1 Item 1(Picture)
8.1 Item 2(Picture)
8.2 Floors
Comments: Repair or Replace
Tile floor in Master needs grout where missing and reseal.
8.2 Item 1(Picture)
8.2 Item 2(Picture)
8.3 Steps, Stairways, Balconies and Railings
Comments: Inspected
8.4 Counters and Cabinets (representative number)
Comments: Inspected
8.5 Doors (representative number)
Comments: Inspected
8.6 Windows (representative number)
Comments: Repair or Replace
(1) Double window cannot open fully due to the gutter being too low at shared bathroom upstairs.
8.6 Item 1(Picture)
(2) Window in light blue guest bedroom upstairs is showing odd signs between glass that looks like blisters? It does not appear cloudy. Replace if desired.
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.
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9.  Garage
Styles & Materials
Garage Door Type:
Three automatic
Garage Door Material:
Wood
 
Items
9.0 Garage Ceilings
Comments: Inspected
9.1 Garage Walls (including Firewall Separation)
Comments: Inspected
9.2 Garage Floor
Comments: Inspected
Typical settlement cracks
9.3 Garage Door (s)
Comments: Repair or Replace
All three garage doors are no longer protected by the stain or sealant and are starting to peel, fade and eventually deteriorate.
9.3 Item 1(Picture)
9.3 Item 2(Picture)
9.3 Item 3(Picture)
9.3 Item 4(Picture)
9.4 Occupant Door (from garage to inside of home)
Comments: Inspected
9.5 Garage Door Operators (Report whether or not doors will reverse when met with resistance)
Comments: Repair or Replace
Garage door 1st on left from outside will not close properly and requires holding button in.
9.6 Garage window (s)
Comments: Inspected
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10.  Built-In Kitchen Appliances
Styles & Materials
Dishwasher Brand:
KITCHEN AIDE
   
Items
10.0 Dishwasher
Comments: Repair or Replace
It appears that the silverware tray is missing?
10.0 Item 1(Picture)
10.1 Ranges/Ovens/Cooktops
Comments: Inspected
10.2 Range Hood (s)
Comments: Inspected
10.3 Food Waste Disposer
Comments: Inspected
Push button for operation wanted to remain in when using.
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.
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11.  Home Tour
Items
11.0 360 degree photos
11.0 Item 1(Picture)
11.0 Item 2(Picture)
11.0 Item 3(Picture)
11.0 Item 4(Picture)
11.0 Item 5(Picture)
11.0 Item 6(Picture)
11.0 Item 7(Picture)
11.0 Item 8(Picture)
11.0 Item 9(Picture)
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Summary


HomeGauge Software

122 Lyman Street
Asheville, NC 28801
828-254-2030

Customer
Sample Buyer

Address
586 Mountain Fancy Drive
Big Lake NC 28715

The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

1.  Roofing
1.3  Roof Drainage Systems  
Repair or Replace
Drain line has sunken or pulled loose from downspout. This area needs repair.
1.3 Item 1(Picture)

2.  Exterior
2.0  Wall Cladding Flashing and Trim  
Repair or Replace
(1) The stucco siding, trim and fascia are in need of cleaning and repainting throughout. Gutters will need to be temporarily removed to paint and then re-install.
(2) The gable wood work on at least two locations shows signs of some damage from carpenter bees etc. and need repair and prep and paint.
2.0 Item 1(Picture)
(3) Some repair areas noticed
2.0 Item 2(Picture)
2.1  Doors (Exterior)  
Repair or Replace
(1) Weather stripping on a few exterior doors are loose, missing or damaged in areas..
2.1 Item 1(Picture) balcony from kitchen
2.1 Item 2(Picture) garage
(2) Stain used to protect main doors has faded or failed, and need prep and stain again.
2.1 Item 3(Picture)
2.2  Windows  
Repair or Replace
Window trim is damaged at the rear of home over the extra room (seen from ground level).
2.2 Item 1(Picture)
2.3  Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings  
Repair or Replace
(1) The master suite balcony floor is deteriorated. Water has came in along front or outer band where tile or trim failed to cover seam when installed. Tile is cracked in an area. Guard rail and tile will need to be replaced. Guard rail can be re used but tile likely cannot. Subfloor will need to be replaced along front length of balcony and side nearest door and install tile and seal.
2.3 Item 1(Picture)
2.3 Item 2(Picture)
2.3 Item 3(Picture)
(2) Loose stone at steps of home at entry.
2.3 Item 4(Picture)
(3) Balcony off Living room will need railings cleaned and painted. Some areas of supports for railing appear weathered and light deterioration may exist.
(4) Decorative railing at parking lot is rusting and needs rust inhibitor, sanding and paint. Also on the roof and due to the slope a boom vehicle may be needed to access and properly prep and paint.
2.3 Item 5(Picture)
2.4  Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to their effect on the condition of the building)  
Repair or Replace
(1) Driveway does not drain water and an attempt to correct with trench drains is not par with the expectations of this home and does not appear to work. Uneven or sag in areas. A proper repair is to remove pavement, slope correctly and apply new pavement.
2.4 Item 1(Picture)
2.4 Item 2(Picture)
(2) Reattaining wall has at least one loose stone and some areas need grout again and sealant applied.
2.4 Item 3(Picture)
2.6  Other  
Not Inspected
The decorative pond out front is not working. This could be because the pond leaks or is not operable?
2.6 Item 1(Picture)

3.  Structural Components
3.1  Walls (Structural)  
Repair or Replace
Rock wall has settled or continues to settle and repair signs indicate it has settled previously and has settled more or again. Repairs are needed to wall and cement chinking. See roof section at Gutters and downspouts for more repair recommendations.
3.1 Item 1(Picture)

4.  Heating / Central Air Conditioning
4.0  Heating and Cooling Equipment  
Repair or Replace
Air handler was leaking condensation into the drain pan. The drain pan was full and eventually the safety switch did cut off unit. However it still leaked which could mean that the pan itself may leak at a seam? Note: The listing agent called a HVAC person who did replace the filter that was clogged and troubleshooted the system. I did not see if he removed the standing water. Not doing so can cause more to leak onto the ceiling below. The ceiling below was dripping water and has already stained. I did not inspect for mold and it could develop. Repairs if air handler was repaired will likely be prime seal ceiling and re paint.
4.0 Item 1(Picture)
4.0 Item 2(Picture)
4.0 Item 3(Picture)
4.7  Gas/LP Firelogs and Fireplaces  
Repair or Replace
The remote for Formal Living room fireplace was not found and I could not turn on fireplace?

5.  Plumbing System
5.0  Plumbing Drain, Waste and Vent Systems  
Repair or Replace
(1) Both sinks in shared bathroom upstairs drains slow.
5.0 Item 1(Picture)
5.0 Item 2(Picture)
(2) The diverter on tub spout does not divert all water from tub to shower enough to affect the flow.
5.1  Plumbing Water Supply, Distribution System and Fixtures  
Repair or Replace
(1) Shower fixture leaked in a few areas where seals may be old. Recommend repair or replace as necessary.
5.1 Item 1(Video)
(2) Control knobs for guest bath sink upstairs (light blue room) appear to be installed opposite to normal direction to turn water off and on. Volume or pressure here is somewhat low compared to the other plumbing locations in the home.
5.1 Item 2(Video)
(3) Protective cover for fixture has sagged or loosened to where water can get in behind wall at light blue guest bedroom upstairs and at master shower,
5.1 Item 3(Picture)
5.1 Item 4(Picture)
5.2  Hot Water Systems, Controls, Chimneys, Flues and Vents  
Repair or Replace
Water connection to water heater leaks or has corroded and may have temporarily stopped leaking due to corrosion? A plumber should repair or replace as needed.
5.2 Item 1(Picture)
5.3  Main Water Shut-off Device (Describe location)  
Repair or Replace
Main water has leaked or leaking at connection. Drip stains seen on replacement filters for HVAC being stored below. This is a high pressure area and needs connection fittings replaced. Line could rupture or become worse. A plumber should replace.
5.3 Item 1(Picture)

6.  Electrical System
6.3  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
I was unable to see the light fixture work or come on in the upstairs Master? It could be that all bulbs are burned out or it may require an electrician.
6.3 Item 1(Picture)

8.  Interiors
8.0  Ceilings  
Repair or Replace
Tape used to bed Gypsum board seams are loose, failed in a few areas of home including 4 corners of highest ceiling as well as Master bedroom upstairs. Work will require painting all ceiling to match. Due to the height this will require a means to access the area, and can increase the cost to repair.
8.0 Item 1(Picture)
8.1  Walls  
Repair or Replace
Baseboard and trim missing from both sides of fireplace in Master bedroom.
8.1 Item 1(Picture)
8.1 Item 2(Picture)
8.2  Floors  
Repair or Replace
Tile floor in Master needs grout where missing and reseal.
8.2 Item 1(Picture)
8.2 Item 2(Picture)
8.6  Windows (representative number)  
Repair or Replace
(1) Double window cannot open fully due to the gutter being too low at shared bathroom upstairs.
8.6 Item 1(Picture)
(2) Window in light blue guest bedroom upstairs is showing odd signs between glass that looks like blisters? It does not appear cloudy. Replace if desired.

9.  Garage
9.3  Garage Door (s)  
Repair or Replace
All three garage doors are no longer protected by the stain or sealant and are starting to peel, fade and eventually deteriorate.
9.3 Item 1(Picture)
9.3 Item 2(Picture)
9.3 Item 3(Picture)
9.3 Item 4(Picture)
9.5  Garage Door Operators (Report whether or not doors will reverse when met with resistance)  
Repair or Replace
Garage door 1st on left from outside will not close properly and requires holding button in.

10.  Built-In Kitchen Appliances
10.0  Dishwasher  
Repair or Replace
It appears that the silverware tray is missing?
10.0 Item 1(Picture)


Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Russell Buchanan
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  INVOICE

HomeGauge Software
122 Lyman Street
Asheville, NC 28801
828-254-2030
Inspected By:  Russell Buchanan
Inspection Date: 5/17/2017
Report ID:

Customer Info: Inspection Property:
Sample Buyer


Customer's Real Estate Professional:
Nath Dau-Schmidt
DauSchmidt Realty  
586 Mountain Fancy Drive
Big Lake NC 28715
 

Inspection Fee:

ServicePriceAmountSub-Total

Tax $0.00
Total Price $0.00

Payment Method:
Payment Status:
Note:

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