Andemeron Home Inspections
 

Inspection Report

John Smith

Property Address:
123 Anywhere Drive
Anywhere, NC 12345

123 Anywhere Drive

Andemeron Home Inspections

Tracey Law 2833
507 Vatersay Drive
Apex, NC 27502
(919) 201-4359
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Date: 3/14/2008 Time: Report ID: 123 Anywhere Drive
Property:
123 Anywhere Drive
Anywhere, NC 12345
 Customer:
John Smith		 Real Estate Professional:
Tracey Law
AHI

Comment Key or Definitions

Read the full Report

Any items checked or worded by the inspector to repair and or replace means get a second opinion and further evaluation and inspection by a licensed contractor before close of escrow.  All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.  Andemeron Home Inspections in most cases will list licensed trades to do repairs as we do not know you or the sellers abilities in construction.  Andemeron Home Inspections is not responsible for the repairs or the person who does them. The wording in this report fully replaces and overrides any and all conversations between you and Andemeron Home Inspections. 

This report is the exclusive property of Andemeron Home Inspections and the client whose name appears herewith, and its use by any unauthorized persons is strictly prohibited.

The observations and opinions expressed within this report are those of Andemeron Home Inspections and supersede any alleged verbal comments. We only inspect the systems, components, and conditions described in accordance with the standards of practice set forth by the North Carolina Home Inspector Licensing Board. You can read those standard at http://www.ncdoi.com/OSFM/Engineering/HILB/NCHILB.asp, and those that we do not inspect are clearly disclaimed in the contract and/or in the aforementioned standards.


Furthermore, photographs have been included in the inspection report to help you to understand what was observed during the inspection. When describing defects, photos are intended to show an example of a defect, but may not show every occurrence of the defect. When correcting these problems, you should have a qualified specialist carefully check for all similar occurrences. 
 

 

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home.

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/evaluation by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.

Not Visible (NV) = The item, component or unit is not visible. Example, the plumbing is not visible in slab type construction. I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended.

Client Is Present:
Yes

Weather:
Clear

Temperature:
Below 65
Rain in last 3 days:
No

  
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1.  STRUCTURAL COMPONENTS
The Home Inspector shall Inspect 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 Inspect 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 will not: 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.
 INNINPRRNV
1.0 FOUNDATIONS, BASEMENTS & CRAWLSPACES (harmful water penetration)X    
1.1 COLUMNS OR PIERSX    
1.2 WALLS (Structural)X    
1.3 FLOORS (Structural)X    
1.4 CEILINGS (structural)X    
1.5 ROOF STRUCTURE & ATTICX    
 INNINPRRNV
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace, NV=Not Visible
 		Styles & Materials
Foundation:
Masonry block
Columns or Piers:
Masonry block
Floor Structure:
Wood Joists
Wall Structure:
Wood studs
Ceiling Structure:
Wood Joists
Method used to inspect Under Floor Crawlspace:
Crawled
Roof Structure:
Stick-built
Roof-Type:
Gable
Method used to inspect Attic:
Walked
Attic info:
Walk Up Stairs
Crawl Space:
Earth floor with plastic vapor barrier

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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2.  EXTERIOR
The home inspector shall Inspect: 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; Driveways, patios, walkways, and retaining walls, and Vegetation, grading, drainage, with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors; 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 will not Inspect: 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 will not: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.
 INNINPRRNV
2.0 WALL CLADDING FLASHING, TRIMX    
2.1 EAVES, SOFFITS, FASCIASX    
2.2 DOORSX    
2.3 WINDOWSX    
2.4 VEGETATION, GRADING, DRAINAGE(only with respect to their effect on the condition of the building)   X 
2.5 DECKS, Balconies, Stoops, Steps, Areaways, Porches, Railings, PatiosX    
2.6 DRIVEWAYS, WALKWAYS, RETAINING WALLSX    
2.7 GARAGE DOOR OPERATOR (REPORT IF THE DOOR REVERSED WITH RESISTANCE)X    
 INNINPRRNV
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace, NV=Not Visible
 		Styles & Materials
Siding Material:
Cement-Fiber
Appurtenance:
Covered porch
Porch
Garage Door Operation:
Automatic Opener
Comments:
2.4 At multiple locations, vegetation is growing onto the house. Vegetation that is touching or growing up against the house holds moisture and allows easy access for insects.  A qualified person should cut back or remove any vegetation that is growing onto the house.
2.4 Picture 1 Ivy growing up on right front corner of garage
2.4 Picture 2 Bush at right rear corner of home
2.4 Picture 3 Large plantings growing around AC units
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.  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 will not: Walk on the roofing; or Inspect attached accessories including but not limited to solar systems, antennae, and lightning arrestors.
 INNINPRRNV
3.0 ROOF COVERINGSX    
3.1 ROOF DRAINAGE SYSTEMSX    
3.2 FLASHINGSX    
3.3 SKYLIGHTS, CHIMNEYS & ROOF PENETRATIONSX    
 INNINPRRNV
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace, NV=Not Visible
 		Styles & Materials
Roof Covering Material:
3-Tab fiberglass
Method used to Inspect the Roof:
From the Ground
Ladder
Chimney (exterior description only). Flue described in Heating section:
Cement Fiber
Comments:
3.2 Not all the flashing is visible from the ground. Siding may also block areas of the flashing. This is a visual inspection only of the areas we can see. I could not see all the flashing at all areas where it is or should be installed.
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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4.  PLUMBING
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 will not: 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.
 INNINPRRNV
4.0 MAIN WATER SHUT-OFF DEVICE (Describe location)X    
4.1 PLUMBING WATER SUPPLY, DISTRIBUTION & FIXTURESX    
4.2 PLUMBING DRAIN, WASTE & VENT SYSTEMS, INSULATION & SUPPORTS   X 
4.3 HOSE BIBS   X 
4.4 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES & VENTSX    
4.5 MAIN FUEL SHUT OFF (Describe Location)X    
 INNINPRRNV
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace, NV=Not Visible
 		Styles & Materials
Plumbing Water Supply (into home):
PEX
Plumbing Water Distribution (inside home):
PEX
Plumbing Waste and Vent Lines:
PVC
Water Heater Power Source:
Electric
Water Heater Capacity:
50 Gallon
Water Heater Location:
Garage
Fuel Storage:
No Storage Natural Gas
Comments:
4.0 The main water shut-off valve is located in the closet to the right foyer as you exit into the garage.
4.0 Picture 1 closet at right foyer exiting into garage
4.0 Picture 2 Main water shut-off valve
4.2 (1) We do not test the overflows of plumbing drains. Overflows are the small holes in the tops of sinks and tubs.

(2) The drain line from the washing machine appears to have leaked at some point.  Repairs had been made at some point in the past, however, the repair method may not be sufficiently long term.  A licensed plumbing contractor should investigate further and repair or replace as needed.
4.2 Picture 1 Drain in ceiling of left rear corner of garage
4.2 Picture 2 Drain repair
4.3 At the left side (facing front) the hose bib is leaks when turned on.  This could allow moisture to eventually enter the crawl space.  A licensed plumbing contractor should repair or replace.
4.3 Picture 1 Hose bib leaks at left rear corner of home
4.3 Picture 2 Left side of home just forward of screened porch
4.5 The main fuel shut off is at the gas meter-outside, at the left side of the home. (facing front)  A tool or wrench would be needed to turn this valve.
4.5 Picture 1 Main fuel shut-off at left side of home
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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5.  ELECTRICAL
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 (meaning at least one per room only) 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 will not: 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.
 INNINPRRNV
5.0 LOCATION OF MAIN PANEL, MAIN DISCONNECTS & SUB PANELSX    
5.1 LIGHTING FIXTURES, SWITCHES & RECEPTACLES   X 
5.2 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)X    
5.3 SERVICE ENTRANCE CONDUCTORSX    
5.4 SERVICE, GROUNDING, MAIN OVERCURRENT DEVICE, MAIN & DISTRIBUTION PANELSX    
5.5 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES & COMPATIBILITY OF THEIR AMPACITIESX    
5.6 SMOKE DETECTORS (Report presence or absence and operate test function)X    
5.7 CARBON MONOXIDE DETECTORS  X  
5.8 The polarity & grounding of all receptacles within 6 feet of interior plumbing fixtures, all receptacles in the garage or carport & on the exterior of the inspected structuresX    
 INNINPRRNV
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace, NV=Not Visible
 		Styles & Materials
Electrical Service Conductors:
Below ground
110 and 220 volts
Service Capacity:
200 AMP
Panel Type:
Circuit breakers
Branch wire 15 and 20 AMP:
Copper
Wiring Methods:
Romex
Comments:
5.0 The main electric panel and main disconnect/s are located on the rear wall in the garage. This is for your information.
5.0 Picture 1 Electrical panel on rear wall of garage just to left of pedestrian door
5.1 (1) The home was occupied and furnished at the time of the inspection.  This means not all electrical receptacles are available for testing.  Some of them were blocked by the owners belongings.  We cannot move the owners belongings. We make every effort to test at least one receptacle per room.  Usually the one closest to the door.

(2) The three way switch for the light fixture in the dining room ceiling did not work correctly. The light should be fully controllable from both ends of the room regardless of the switch position at the other side. A licensed electrical contractor should repair.
5.1 Picture 1 Dining room Light fixture
5.1 Picture 2 Three way switch to dining room light
5.1 Picture 3 Oposite three way switch to dining room light
5.7 A permanently installed carbon monoxide detector was not found in the home. It is recommended that one be installed according to the manufacturer's instructions.
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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6.  HEATING
The home inspector shall inspect permanently installed heating systems including heating equipment, normal operating controls and 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 or absence of an installed heat source for each habitable space.  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 home owner maintenance. The home inspector will not:  Operate heating systems when weather conditions or other circumstances may cause equipment damage; operate automatic safety controls; ignite or extinguish solid fuel fires or ignite a pilot light or inspect the interior of flues or fireplace insert flue connections.  The Inspector will not inspect: Heat exchangers, gas burners, Humidifiers; Electronic air filters; The uniformity or adequacy of heat supply to the various rooms or solar space heating equipment.
 INNINPRRNV
6.0 HEATING EQUIPMENTX    
6.1 NORMAL OPERATING & AUTOMATIC SAFETY CONTROLSX    
6.2 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOMX    
6.3 CHIMNEYS, FLUES & VENTSX    
6.4 SOLID FUEL HEATING DEVICES (Fireplaces, Woodstove)X    
 INNINPRRNV
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace, NV=Not Visible
 		Styles & Materials
Heat Type:
Gas Furnace
Forced Air
Split Unit
Package Unit
Energy Source:
Natural gas
Number of Heat Systems (excluding wood & gas logs):
Two
Types of Fireplaces:
Wood
Chimney & Vents:
Metal flue pipe
Operable Fireplaces:
One
Ductwork:
Flexible Insulated Ducts
Comments:
6.0 The heating system(s) worked at the time of the inspection.

The heating systems should be tested, inspected and serviced annually by a licensed mechanical contractor. If it is not documented that this has been done in the last twelve months, then a licensed mechanical contractor should test, inspect and service the heating systems.


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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7.  AIR CONDITIONING

The home inspector shall inspect:  Central air conditioning and through-the-wall 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 or absence of an installed cooling source for each habitable space. 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 will not: Operate cooling systems when weather conditions or other circumstances may cause equipment damage, inspect window air conditioners or inspect the uniformity or adequacy of cool-air supply to the various rooms.

 INNINPRRNV
7.0 COOLING AND AIR HANDLER EQUIPMENT X   
7.1 NORMAL OPERATING CONTROLS X   
7.2 DISTRIBUTION SYSTEMSX    
7.3 PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOMX    
 INNINPRRNV
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace, NV=Not Visible
 		Styles & Materials
Cooling Type:
Split unit
Package unit
Energy Source:
Electricity
Number of AC Units:
Two
Comments:
7.0 Our company did not test the A/C system(s) for proper operation due to the outside air temperature was below 65 degrees and damage could result.

The A/C cooling systems should be tested, inspected and serviced annually by a licensed mechanical contractor. If it is not documented that this has been done in the last twelve months, then a licensed HVAC mechanic should test, inspect and service the A/C cooling systems.

It is recommended that all equipment be serviced once a year. Regular service is very important for efficient operation and to achieve maximum life span. Filters should be changed monthly.


7.1 The A/C controls were not tested for proper operation due to the outside air temperature is 65 degrees or less. We did not inspect this unit(s).
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.
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8.  INTERIORS
Interior room locations are described from the street facing the building.

The home inspector shall Inspect: 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 water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector will not Inspect: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

 INNINPRRNV
8.0 DOORS (AT LEAST ONE PER ROOM)   X 
8.1 WINDOWS (AT LEAST ONE PER ROOM)X    
8.2 CEILINGS   X 
8.3 WALLSX    
8.4 FLOORSX    
8.5 STEPS, STAIRWAYS, BALCONIES & RAILINGSX    
8.6 COUNTERS & A REPRESENTATIVE NUMBER OF CABINETSX    
 INNINPRRNV
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace, NV=Not Visible
 		 
Comments:
8.0 The doors leading into the powder room, master bedroom, and bonus room do not latch when closed.  A licensed general contractor should repair.
8.0 Picture 1 Door into Powder Room
8.0 Picture 2 Door into Master Bedroom
8.0 Picture 3 Door into Bonus Room
8.2 In the left rear corner of the garage the sheetrock in the ceiling has a large hole. This is a fire hazard, and could also allow carbon monoxide from vehicles into the home.  Repairs are needed.  A licensed general contractor should repair or replace.
8.2 Picture 1 Hole in ceiling at left rear corner of garage
8.2 Picture 2
8.6 Kitchen and Bathroom, cabinets and countertops are inspected for the following reasons; to make sure they are securely fastened to walls; there is no major damage which would require replacement; doors operate correctly; (drawers and lazy susan's may not be inspected) sink base cabinets and countertops do not have major damage from plumbing leaks. Minor insignificant scratches, abrasions, normal wear and tear to caulk joints and cosmetic items are not reported.
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.  INSULATION & 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 will not Inspect or report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.
 INNINPRRNV
9.0 INSULATION (Attics, report absence of)X    
9.1 INSULATION(Crawl Spaces, Basements, report absence of)X    
9.2 VAPOR RETARDERS (Crawl Spaces)  X  
9.3 VENTILATION OF ATTIC AND FOUNDATIONX    
9.4 VENTING SYSTEMS (Kitchen bath laundry)X    
9.5 VENTILATION FANS AND THERMOSTATIC CONTROLS (ATTIC)X    
 INNINPRRNV
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace, NV=Not Visible
 		Styles & Materials
Attic Insulation:
Faced Fiberglass Batts
Blown
R-19
Attic Ventilation:
Ridge vents
Crawl Space/Basement/Floor System Insulation:
Faced Fiberglass Batts
R-19
Dryer Vent:
Metal

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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10.  BUILT-IN KITCHEN APPLIANCES
The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through a 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 will not Inspect: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector will not operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.
 INNINPRRNV
10.0 DISHWASHERX    
10.1 RANGES/COOKTOPS/OVENSX    
10.2 GARBAGE DISPOSERX    
10.3 RANGE HOOD (Exclude if part of another appliance)X    
10.4 MICROWAVE OVEN (Excluded If Not Built In)X    
 INNINPRRNV
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace, NV=Not Visible
 		Styles & Materials
Exhaust/Range hood:
RE-CIRCULATING - Built Into The Microwave Oven
Comments:
10.0 The dish washer is tested through one basic cycle. No advanced features are tested.
10.1 Only the stove and oven elements and or burners were tested. No other functions of the stove or oven are inspected.
10.4 Only built in microwaves are inspected. Only a 10 second timed basic heating function and the fan are tested. Turntables, other cooking times and any other accessories are not inspected. 
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) 2000-2007 : Licensed To Andemeron Home Inspections
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General Summary Only


Andemeron Home Inspections

507 Vatersay Drive
Apex, NC 27502
(919) 201-4359

Customer
John Smith

Address
123 Anywhere Drive
Anywhere, NC 12345

This following quoted statement is required to be inserted here by the NC Home Inspector Licensing Board:

"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."

Any items checked or worded by the inspector to repair and or replace means get a second opinion and further evaluation and inspection by a licensed contractor before close of escrow.  All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.  Andemeron Home Inspections in most cases will list licensed trades to do repairs as we do not know you or the sellers abilities in construction.  Andemeron Home Inspections is not responsible for the repairs or the person who does them. The wording in this report fully replaces and overrides any and all conversations between you and Andemeron Home Inspections. 

This report is the exclusive property of Andemeron Home Inspections and the client whose name appears herewith, and its use by any unauthorized persons is strictly prohibited.

The observations and opinions expressed within this report are those of Andemeron Home Inspections and supersede any alleged verbal comments. We only inspect the systems, components, and conditions that are required by the standards of practice set forth by the North Carolina Home Inspector Licensing Board. If an item is not required by the standards of practice it will not be inspected. You can read those standards at http://www.ncdoi.com/OSFM/Engineering/HILB/NCHILB.asp, and those that we do not inspect are clearly disclaimed in the contract and/or in the aforementioned standards.


Furthermore, photographs have been included in the inspection report to help you to understand what was observed during the inspection. When describing defects, photos are intended to show an example of a defect, but may not show every occurrence of the defect. When correcting these problems, you should have a qualified specialist carefully check for all similar occurrences. 

READ THE FULL REPORT

2.  EXTERIOR
2.4   VEGETATION, GRADING, DRAINAGE(only with respect to their effect on the condition of the building)
  Repair or Replace
At multiple locations, vegetation is growing onto the house. Vegetation that is touching or growing up against the house holds moisture and allows easy access for insects.  A qualified person should cut back or remove any vegetation that is growing onto the house.
2.4 Picture 1 Ivy growing up on right front corner of garage
2.4 Picture 2 Bush at right rear corner of home
2.4 Picture 3 Large plantings growing around AC units

4.  PLUMBING
4.2   PLUMBING DRAIN, WASTE & VENT SYSTEMS, INSULATION & SUPPORTS
  Repair or Replace
(1) We do not test the overflows of plumbing drains. Overflows are the small holes in the tops of sinks and tubs.
(2) The drain line from the washing machine appears to have leaked at some point.  Repairs had been made at some point in the past, however, the repair method may not be sufficiently long term.  A licensed plumbing contractor should investigate further and repair or replace as needed.
4.2 Picture 1 Drain in ceiling of left rear corner of garage
4.2 Picture 2 Drain repair
4.3   HOSE BIBS
  Repair or Replace
At the left side (facing front) the hose bib is leaks when turned on.  This could allow moisture to eventually enter the crawl space.  A licensed plumbing contractor should repair or replace.
4.3 Picture 1 Hose bib leaks at left rear corner of home
4.3 Picture 2 Left side of home just forward of screened porch

5.  ELECTRICAL
5.1   LIGHTING FIXTURES, SWITCHES & RECEPTACLES
  Repair or Replace
(1) The home was occupied and furnished at the time of the inspection.  This means not all electrical receptacles are available for testing.  Some of them were blocked by the owners belongings.  We cannot move the owners belongings. We make every effort to test at least one receptacle per room.  Usually the one closest to the door.
(2) The three way switch for the light fixture in the dining room ceiling did not work correctly. The light should be fully controllable from both ends of the room regardless of the switch position at the other side. A licensed electrical contractor should repair.
5.1 Picture 1 Dining room Light fixture
5.1 Picture 2 Three way switch to dining room light
5.1 Picture 3 Oposite three way switch to dining room light

8.  INTERIORS
8.0   DOORS (AT LEAST ONE PER ROOM)
  Repair or Replace
The doors leading into the powder room, master bedroom, and bonus room do not latch when closed.  A licensed general contractor should repair.
8.0 Picture 1 Door into Powder Room
8.0 Picture 2 Door into Master Bedroom
8.0 Picture 3 Door into Bonus Room
8.2   CEILINGS
  Repair or Replace
In the left rear corner of the garage the sheetrock in the ceiling has a large hole. This is a fire hazard, and could also allow carbon monoxide from vehicles into the home.  Repairs are needed.  A licensed general contractor should repair or replace.
8.2 Picture 1 Hole in ceiling at left rear corner of garage
8.2 Picture 2

The Home inspector will not 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. The Home inspector will not: 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 (except where required by the NC standards of Practice) 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 conditions, 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) 2000-2007 : Licensed To Andemeron Home Inspections

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