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Inspection Report

Zack Page

Property Address:
7419 Bent Oak Road
Charlotte NC 28226

 

GalcovLLC/John Galop

N.C. Home Inspector License # 3240 / S.C. Home Inspector License # 48590

General Contractor for North Carolina

License No. 66231

P.O. Box 5087
Lake Wylie, S.C. 29710
704-718-0043

                                                      

 

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Table of Contents

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Date: 12/1/2016 Time: 09:00 AM Report ID: 1612JG72Page
Property:
7419 Bent Oak Road
Charlotte NC 28226
 Customer:
Zack Page		 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:
31-40 Years

Inspection Type:
Standard Home Inspection, Ancillary Service

Home Status:
Vacant
Weather:
Clear

In Attendance:
Buyers Agent, Inspector, Customer

Temperature:
Below 65 (F) = 18 (C)
Type of building:
Single Family (1 story), Crawlspace, Single Family (1 story), Crawlspace

Termite:
Yes

 

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1.  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.
  IN NI NP RR
1.0 Roof Coverings •      
1.1 Chimneys/Vents •     •
1.2 Plumbing Stacks •      
1.3 Ventilation Covers •     •
1.4 Exposed Flashing •      
1.5 Gutters •     •
1.6 Downspouts •     •
1.7 Fascia/Soffit •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Roof Description:
Medium Slope
Roof Covering/Type:
3-Tab fiberglass
Estimated Age:
2-8 Years
Design Life:
15 to 20 Years
Inspection Method:
Ladder at Eaves
Binoculars from the Ground
Location:
Whole Roof
Chimney (exterior):
Brick
   
Comments:
1.0 Rated fair due to age and functions as intended at time of inspection. Shingles appear to be showing normal signs of wear for age of the component which appears to be around 4-6 years old, recommend monitoring any changing conditions with roof covering as the average life for this style shingles is 15-20 years.
1.0 (Picture No.1)
1.1 (1) Creosote observed on the chimney liner from the fireplace looking up, this is a potential safety concern for fires in the chimney area. Recommend evaluation/correction by a qualified chimney sweep.
1.1 (Picture No.1)
(2) Chimney not able to be inspected at the interior due to covering at the chimney top, recommend client have chimney certified by a qualified chimney sweep prior to first use.
(3) Chimney/fireplace clean out door at the rear chimney observed not closing properly, this is conducive to unwanted pests in the interior space. Recommend evaluation/correction by a qualified contractor.
1.1 (Picture No.2)
1.2 No issues noted at time of inspection. Component appears to be functioning as intended. Plumbing stack boots generally have a life of 8-12 years. The boots on this dwelling appear to be showing normal signs of wear for age/type. Recommend monitoring in the future for any issues.
1.2 (Picture No.1)
1.3 Two soffit vents for what appears to be for the bathroom ventilators observed with the proper end cap, this is conducive to pest intrusion of the ducts. Recommend evaluation/correction by a qualified contractor.
1.3 (Picture No.1)
1.4 Component appeared to be functioning as intended at time of inspection for areas visible to inspection.
1.5 (1) Gutter end at the rear left side observed damaged, this is conducive to water run over of the gutter end during rainy weather. Recommend proper repair by a qualified contractor.
1.5 (Picture No.1)
(2) Gutter noted at the rear right side with damage, this may be cosmetic in nature, dry at time of inspection recommend client monitor this area of component during rainy weather for any issues.
1.5 (Picture No.2)
(3) Gutters for all sides of house observed filled with debris and failing, this is conducive to the drainage system not able to function as intended for carrying water away from the foundation/dwelling. Due to the severity of condition of the gutter system recommend evaluation/correction by a qualified contractor for entire gutter system. (Pictures shown as examples of concern)
1.5 (Picture No.3)
1.5 (Picture No.4)
1.6 In need of repair: Recommend adding downspout extensions for all downspouts to move water away from the dwelling to avoid erosion at the foundation wall. (Pictures shown as examples of concern)
1.6 (Picture No.1)
1.6 (Picture No.2)
1.7 Inspection limited to areas visible due to gutter system not all areas are visible. Areas visible appear to be functioning as intended.
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/Elements
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.
  IN NI NP RR
2.0 Brick Veneer •     •
2.1 Vinyl •      
2.2 Windows •      
2.3 Entry Doors •     •
2.4 Stairs/Stoops •     •
2.5 Railings •      
2.6 Deck •     •
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Siding Style:
Shiplap
Brick
Siding Material:
Vinyl
Brick veneer
Porch:
Masonry/Concrete
Front
Right
Deck:
Rear
   
Comments:
2.0 (1) Horizontal/vertical cracking at the front left side that appears to be in need of further evaluation due to deflection of the cracking, this wall is considered a curtain wall however further damage is the potential risk of inaction. It is recommend for further evaluation by a qualified structural contractor.
2.0 (Picture No.1)
(2) Horizontal/vertical cracking noted at the front left and left sides of dwelling that appears to be cosmetic at time of inspection, recommend seal cracking and monitor in the future for any further cracking/deflection, if further cracking is observed client may consider further evaluation by a qualified structural engineer/contractor. (Pictures shown as examples of cracking in these areas)
2.0 (Picture No.2)
2.0 (Picture No.3)
(3) Brick veneer observed not sealed at the front stoop and left front side of the dwelling, this is conducive to water intrusion of the substructure. Recommend evaluation/correction by a qualified contractor. Also see the foundation/substructure elements for comments/concerns.
2.0 (Picture No.4)
2.0 (Picture No.5)
(4) In need of repair: Two bricks on the top of brick area at right of front stoop/porch, this is conducive to a safety concern for dislodged brick falling and water intrusion of the substructure.
2.0 (Picture No.6)
(5) Penetration not properly sealed observed at the front left side of the dwelling, this is conducive to pest intrusion of the crawlspace environment.
2.0 (Picture No.7)
2.1 Component appears to be functioning as intended at time of inspection for areas visible.
2.2 See interior element/windows for comments/concerns.
2.3 (1) In need of repair: The wood trim observed damage with missing paint at the rear door beside the fireplace. Further deterioration may occur if not repaired. I recommend a qualified contractor inspect and repair as needed. (Picture shown as example of concern)
2.3 (Picture No.1)
(2) What appears to be wood destroying insect damage observed at the rear double/french door area at deck, this is conducive to further decay of the component and substructure without proper repairs. Recommend evaluation/correction by a qualified contractor.
2.3 (Picture No.2)
2.4 In need of repair: Cracked/missing mortar and or bricks for the front steps to the dwelling, and missing sealant at the right stoop/slab. This is conducive to continued degradation of the stairs area especially during freeze/thaw cycles in the weather. Recommend proper re-pointing as necessary. (Pictures shown as examples of concern)
2.4 (Picture No.1)
2.4 (Picture No.2)
2.4 (Picture No.3)
2.5 Front stoop area railing and deck railing appear to be functioning as intended at time of inspection for those areas visible.
2.6 (1) Deck framing at the right side observed without the proper double ledger board at the joist attachment area, this has potential for fatigue/failure of the support system in this area and does not meet the current standard. Recommend evaluation/correction by a qualified contractor.
2.6 (Picture No.1)
(2) Main beam for center support of the rear deck observed as a 2x4, this size wood member is not capable of the proper support needed for mid span 2x8 decking joists, recommend further evaluation/correction by a qualified contractor.
2.6 (Picture No.2)
(3) Ledger board at the foundation for joist attachment observed what appears to be toe nail method of attachment, this is conducive to fatigue/failure of the component over time. Recommend proper attachment of through bolts with washers and nut. Recommend evaluation/correction by a qualified contractor.
2.6 (Picture No.3)
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.  Site Elements
  IN NI NP RR
3.0 Walkways •      
3.1 Driveway •      
3.2 Ground Slope at Foundation •      
3.3 Site Grading •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Walkway:
Concrete
Driveway:
Concrete
 
Comments:
3.0 Concrete for the walkway area appears to be in typical condition for the age/type, cracking for this component is not uncommon due to type of material and age. Client should monitor concrete for any unusual/excessive cracking at which time further evaluation by a contractor may be necessary.
3.1 Concrete for the driveway area appears to be in typical condition for the age/type, cracking for this component is not uncommon due to type of material and age. Client should monitor concrete for any unusual/excessive cracking at which time further evaluation by a contractor may be necessary.
3.2 No issues noted at time of inspection for proper slope at the foundation wall for dwelling.
3.3 See ground slope at foundation above for comments/concerns.
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4.  Attic
  IN NI NP RR
4.0 Attic Framing •      
4.1 Attic Sheathing •      
4.2 Ventilation Provisions •      
4.3 Insulation •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Description:
Pull Down Stairs
Inspection Method:
Entered from Entry
Framing:
Wood Frame
Trusses
Sheathing:
Structural Panels
Insulation:
Bat & Loose
Limitations:
Design
Floored Areas
Inaccessible Areas
Tools Used for Inspection:
Flashlight
Camera
Moisture Meter
   
Comments:
4.0 Component appears to be functioning as intended for areas visible at time of inspection. What appears to be newer framing installed in the attic.
4.1 See attic framing above for comments/concerns.
4.2 Component appears to be functioning as intended for areas visible at time of inspection.
4.3 No issues noted at time of inspection. Component appears to be functioning as intended for areas visible to inspection. 
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5.  Interior/Elements
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.
  IN NI NP RR
5.0 Ceilings •      
5.1 Walls •      
5.2 Floors •      
5.3 Windows •      
5.4 Doors •     •
5.5 Detector Test •     •
5.6 Fireplace •     •
5.7 Fireplace Gas Burner •     •
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Ceiling Materials:
Gypsum Board/Wood
Wall Material:
Gypsum Board/Wood
Predominant Floors:
Wood
Window Types:
Double-hung
Double Pane
Smoke Detectors:
Battery & Hard Wired
Detector Location:
Halls & Bedrooms
Fireplace:
Gas Burner
Wood Burning
Vented
Special Limitations:
Appliances
Finish Materials
 
Comments:
5.0 Nail pops noted in various areas of ceiling that appears to be typical with drywall construction and cosmetic at time of inspection recommend repairing as desired and monitoring in the future for any concerns/larger cracking.
5.0 (Picture No.1)
5.1 Component appears to be functioning as intended for areas visible at time of inspection.
5.2 Component appears to be functioning as intended at time of inspection for areas visible to inspection. Floor coverings and insulation in the crawlspace are a limitation to a thorough inspection of the component.
5.3 Component appears to be functioning as intended for areas visible at time of inspection. Picture taken of tag as a courtesy for the client, this is information may be needed in the future for any window repairs. Tag over time becomes illegible.
5.3 (Picture No.1)
5.4 In need or repair: Top of door ball mechanism observed damaged/missing for linen closet entrance in hall. This is conducive to the door not able to function/close or latch as originally intended. Recommend replacement of component.
5.4 (Picture No.1)
5.5 In need of repair: Detectors for several areas observed "chirping" which is conducive to the battery in need of changing and component has potential for failure, battery observed missing for the unit in front center bedroom. Recommend changing batteries when needed or annually. (Picture shown as example and unit with missing battery)
5.5 (Picture No.1)
5.5 (Picture No.2)
5.6 In need of repair: Hearth observed with  some cracking in the brick, this is a potential safety concern and should be properly patched/repaired.
5.6 (Picture No.1)
5.7 Gas burner could not be evaluated as the natural gas service provider has tagged the unit as unsafe. Recommend further evaluation/correction by a qualified natural gas contractor.
5.7 (Picture No.1)
5.7 (Picture No.2)
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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6.  Kitchen
  IN NI NP RR
6.0 Sink •     •
6.1 Disposal •      
6.2 Range •     •
6.3 Microwave •      
6.4 Ventilator •      
6.5 Dishwasher •      
6.6 Refrigerator   •    
6.7 Cabinets •      
6.8 Counter Top •     •
6.9 Dryer Vent •     •
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Location:
Rear
Ventilator:
Recirculating
Freestanding Range/Oven/Cook Top:
5-10 Years old
Dishwasher:
5-10 Years old
Disposal:
5-10 Years old
Built In Microwave:
5-10 Years old
Special Limitations:
Appliances
Finished Materials
   
Comments:
6.0 (1) In need or repair: Missing/cracked caulking at sink to counter top area, this is conducive to water intrusion of the cabinet area.
6.0 (Picture No.1)
(2) Recommend monitoring for any leakage in the future as sink appears not to have been used regularly for some time.
6.1 Component appears to be functioning as intended at time of inspection however it is recommended to monitor the disposal due to age of unit.
6.2 (1) In need of repair: No anti-tilt bracket observed installed for the range. This is a safety device recommended by the CPSC ( Consumer Product Safety Commission) for safety. Condition without bracket poses a safety concern for range tilting forward with added weight placed on door when open.
(2) All burners functioned as intended
6.3 Microwave appeared to function as intended at time of inspection boiling water in 60 seconds.
6.4 Component appears to be functioning as intended for areas visible at time of inspection.
6.5 Component appears to be functioning as intended at time of inspection, one cycle at normal settings is what is performed on a standard home inspection. Older units that have not been operated for some period ot time may not show leakage or other conditions or concerns running just one cycle. Recommend client monitor component in the future for any issues. No determination of cleaning/drying capabilities of the washer was made
6.6 Refrigerators are not part of a standard home inspection in North/South Carolina. Temperature measurements were taken and appear to be in the operational range for the component.
6.7 Component appears to be functioning as intended for areas visible at time of inspection.
6.8 In need of repair: Counter top observed loose at the left side of the range, this does not allow the component to function as intended.
6.8 (Picture No.1)
6.9 Dryer vent duct observed damaged in the crawlspace at the right rear area, this is conducive to the intrusion of moist air into the crawlspace environment and fungal like growth. Recommend evaluation/correction by a qualified contractor.
6.9 (Picture No.1)
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7(A) .  Master Bath
  IN NI NP RR
7.0.A Sink •     •
7.1.A Toilet •      
7.2.A Bathtub •     •
7.3.A Ventilation •      
7.4.A Cabinet/Vanity •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Description:
Full Bath
Location:
Master Bedroom
Ventilator:
Window
Exhaust Fan
Comments:
7.0.A In need of repair: Faucet assembly observed loose at the vanity top, this is conducive to damage of the plumbing components below the vanity and water intrusion of the cabinet.
7.0.A (Picture No.1)
7.1.A No issues noted at time of inspection. Component appears to be functioning as intended for areas visible to inspection. 
7.2.A (1) In need of repair: Cracked/missing caulking observed at the tub/surround, faucet/surround and in various areas of wall tile, this is conducive to water intrusion of the substructure. (Pictures shown as examples of concern)
7.2.A (Picture No.1)
7.2.A (Picture No.2)
7.2.A (Picture No.3)
(2) Diverter observed not allowing the full flow of water to the shower head from the faucet when engaged, this does not allow the component to function as intended and weaker stream of water at the shower head. Recommend evaluation/correction by a qualified plumbing contractor. (Picture shown with diverter engaged)
7.2.A (Picture No.4)
7.3.A Ventilator appears to be functioning as intended for areas visible at time of inspection for areas visible to inspection.
7.4.A Component appeared to be functioning as intended at time of inspection for areas visible to inspection.
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7(B) .  Full Bath
  IN NI NP RR
7.0.B Sink •     •
7.1.B Toilet •      
7.2.B Bathtub •     •
7.3.B Ventilation •     •
7.4.B Cabinet/Vanity •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Description:
Full Bath
Location:
Hallway
Ventilator:
Combo Light/Fan
7.0.B (1) Hot/cold water observed reversed at the shower controller, this is a safety concern for personal injury as the hot water is always considered to be on the left side. Recommend evaluation/correction by a qualified plumbing contractor.
7.0.B (Picture No.1)
(2) Recommend monitoring for any leakage in the future as sink appears not to have been used regularly for some time.
7.1.B No issues noted at time of inspection. Component appears to be functioning as intended for areas visible to inspection. Recommend monitoring for any leakage in the future as toilet appears not to have been used regularly for some time.
7.2.B (1) Hot/cold water observed reversed at the shower controller, this is a safety concern for personal injury as the hot water is always considered to be on the left side. Recommend evaluation/correction by a qualified plumbing contractor.
7.2.B (Picture No.1)
(2) Recommend monitoring for any leakage in the future as tub/shower appears not to have been used regularly for some time.
(3) In need of repair: Cracked/missing caulking observed at the faucet/surround, this is conducive to water intrusion of the substructure. 
7.2.B (Picture No.2)
(4) In need of repair: Cracked/missing caulking observed at the tub/surround in various areas, this is conducive to water intrusion of the substructure. (Picture shown as example of concern)
7.2.B (Picture No.3)
7.3.B Ventilator appears to be functioning as intended for areas visible at time of inspection for areas visible to inspection.
7.4.B Staining observed for the cabinet base, no leakage at time of inspection recommend monitoring with daily use for any concerns.
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8.  Electrical System
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.
  IN NI NP RR
8.0 Service Entrance Conductors   •    
8.1 Service and Grounding   •    
8.2 Main Disconnect   •    
8.3 Distribution Panel   •    
8.4 Devices •     •
8.5 Wiring •     •
8.6 GFCI Test •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Electrical Service Conductors:
Below ground
Entrance Line:
Not Determined
Service Disconnect:
Not Determined
Major Appliances/240 volts:
Not Determined
Distribution Panel:
Not Determined
Household Circuits:
Not Determined
GFCI:
At Receptacles
Multiple Units
Special Limitations:
Panel Not Accessible
 
Comments:
8.1 See distribution panel below for comments/concerns.
8.2 See distribution panel below for comments/concerns.
8.3 Distribution panel appears to be in the utility room at the right side of dwelling, lock to door for this area was not able to be opened with keys available therefore condition of the component is unknown. Recommend client verify condition of the component prior to closing.
8.4 Light fixtures observed for various areas throughout the house observed not engaging with light switches, hall bath vent light, eat in kitchen area, living room, foyer. This is conducive to the components not functioning as intended which may potentially be a light bulb, however if the component still does not function with a bulb chain it is recommended for further evaluation by a qualified electrical contractor.
8.4 (Picture No.1)
8.5 (1) Electrical wiring in the crawlspace observed not properly suspended from the substructure and lying on the ground, this is a potential safety concern for damage of the wiring. Recommend evaluation/correction by a qualified contractor.
8.5 (Picture No.1)
(2) Exposed electrical wiring observed in the Crawlspace on the rear left side/in need of a cover plate, this is a potential safety concern for personal injury from damage to the electrical component. Recommend evaluation/correction by aa qualified electrical contractor.
8.5 (Picture No.2)
8.6 No issues noted at time of inspection. Component appears to be functioning as intended for areas visible to inspection. 
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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9.  Cooling System
  IN NI NP RR
9.0 Cooling System •      
9.1 Outdoor Unit •     •
9.2 Indoor Blower/fan •      
9.3 Condensate Provisions •     •
9.4 Distribution System •     •
9.5 Thermostat •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
System Type:
Electric Air Conditioner
System Make:
Carrier
System Location:
Rear
Estimated Age:
5-10 years
Design Life:
8-12 Years
General Distribution:
Ducted/Register
Comments:
9.0 At time of inspection the differential from the supply to the return in the living area was measured at 13 degrees. This measurement per the manufacturers is an acceptable reading. No heat gain/sizing or design evaluations were performed. Thermostat calibration, accuracy and adequacy of conditioned air distribution were not determined. The evaporator coil is not visible for inspection. No assessment was made related to the use of or potential hazards of any system refrigerant were done. These measurements and assessments are outside the scope of a standard home inspection. Client may consider further evaluation of the system beyond a standard home inspection prior to closing by a qualified HVAC contractor due to the age of unit.
9.1 (1) Cooling fins for the outside unit observed dirty, this is conducive to affecting the proper performance of the system and suggests that system has not been maintained recently. Recommend evaluation/correction by a qualified HVAC contractor.
9.1 (Picture No.1)
(2) In need or repair: Insulation on line set in the crawlspace area of line observed damaged/missing, this is conducive to a loss of insulating factor and affecting the efficiency of the system.
9.1 (Picture No.2)
9.2 Component appeared to be functioning as intended at time of inspection for areas visible to inspection.
9.3 (1) Staining noted on sheathing under the condensate line for air handler in the attic, no moisture content present at time of inspection recommend monitoring this area in the future for any issues.
9.3 (Picture No.1)
(2) Condensate line in the crawlspace observed with sagging area of drain, this is conducive to clogging of the drain and failure of the system. Recommend evaluation/correction by a qualified HVAC contractor.
9.3 (Picture No.2)
9.4 (1) In need of repair: No filter observed in the return for the HVAC system in the hall area and no whole house filtration noted at the air handler, this does not allow the system to function as intended for properly conditioning the air, recommend the proper filter be placed at the return in the entrance of the unit.
9.4 (Picture No.1)
(2) In need of repair: Dirty filters observed in living room return, this is conducive to affecting the proper performance of the HVAC system. Recommend changing filters monthly. (Picture shown as example of concern)
9.4 (Picture No.2)
(3) At time of inspection temperature variance at register was 2-6 degrees which is acceptable for this style system.
9.5 Component appears to be functioning as intended for areas visible at time of inspection. Note: The replace battery light was on for the thermostat at start of inspection, it will need replaced in the future.
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10.  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.
  IN NI NP RR
10.0 Main Water Cut Off •      
10.1 Water Piping •      
10.2 Water Flow at Fixtures •      
10.3 Drain/Waste Vent Piping •     •
10.4 Fixture Drainage •      
10.5 Exterior Faucets •      
10.6 Gas Piping •      
10.7 Bar Sink •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Water Piping:
Pex
Copper
Water Source:
Public
Water Shut Off/Location:
Foyer Closet
Gas Shut Off/Location:
Meter
Plumbing Waste:
PVC
Special Limitations:
Finsished Materials
Main Water Line:
Copper
Front of Crawlspace
   
Comments:
10.0 Recommend monitoring for any leakage in the future as the plumbing system appears not to have been used regularly for some time. Shut off located in the foyer closet.
10.0 (Picture No.1)
10.1 Water piping is rated fair for age/type and appears to be functioning as intended at time of inspection for areas visible. This type of plumbing piping (Copper) over time has been known to develop pin hole leaks due to flux on exterior of piping, although no issues were observed at time of inspection client may consider replacement of old piping and should continually monitor for any leakage due to age.
10.1 (Picture No.1)
10.2 (1) Component appears to be functioning as intended at time of inspection for areas visible to inspection. Recommend monitoring for any leakage in the future as the plumbing system appears not to have been used regularly for some time.
(2) No issues noted at time of inspection. Component appears to be functioning as intended for areas visible to inspection. 
10.3 (1) Recommend monitoring for any leakage in the future as the plumbing system appears not to have been used regularly for some time.
(2) Wastewater piping clean out at the front left side of dwelling observed not capped, this is conducive to debris/pests in the drain piping and potential clogging of the component. Recommend evaluation/correction by a qualified plumbing contractor.
10.3 (Picture No.1)
10.3 (Picture No.2)
10.4 No issues noted at time of inspection. Component appears to be functioning as intended for areas visible to inspection. Recommend monitoring for any leakage in the future as the plumbing system appears not to have been used regularly for some time.
10.5 No issues noted at time of inspection. Component appears to be functioning as intended for areas visible to inspection. 
10.6 No issues noted at time of inspection. Component appears to be functioning as intended for areas visible to inspection. 
10.7 No issues noted at time of inspection. Component appears to be functioning as intended for areas visible to inspection. Recommend monitoring for any leakage in the future as the plumbing system appears not to have been used regularly for some time.
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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11.  Hot Water Supply
  IN NI NP RR
11.0 Water Heater   •    
11.1 Expansion Tank   •    
11.2 Vent Connector   •    
11.3 Safety Valve   •    
11.4 Gas Line   •    
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Manufacturer:
Not Determined
Water Heater Location:
Utility Room
Water Heater Type:
Not Determined
Capacity:
Not Determined
Age:
Not Determined
Design Life:
8-12 years
Comments:
11.0 Water heater appears to be in the utility room at the right side of dwelling, lock to door for this area was not able to be opened with keys available therefore condition of the component is unknown. Recommend client verify condition of the component prior to closing.  
11.1 See water heater above for comments/concerns.
11.2 See water heater above for comments/concerns.
11.3 See water heater above for comments/concerns.
11.4 See water heater above for comments/concerns.
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12.  Foundation Substructure
  IN NI NP RR
12.0 Foundation Walls •     •
12.1 Piers/Columns •      
12.2 Floor Framing •     •
12.3 Main Beams •     •
12.4 Crawlspce Ventilation •     •
12.5 Insulation •      
12.6 Crawlspace Access •     •
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Crawlspace:
Full House
Crawlspace Inspection Method:
Entered from Entry
Foundation Walls/Piers:
Block
Brick
House Floor Structure:
Wood Frame
Joist
Insulation:
Blanket
Special Limitations:
Insulation
Moisture Barrier
Tools Used for Inspection:
Flashlight
Camera
Moisture Meter
Screw Driver/Probe
   
Comments:
12.0 (1) In need of repair: Vegetation observed in contact with the foundation wall in various with large roots noted in foundation wall areas, this is conducive to water retention at the wall and wood destroying insects. Recommend the standard of 2 feet between dwelling and any vegetation.
12.0 (Picture No.1)
12.0 (Picture No.2)
12.0 (Picture No.3)
12.0 (Picture No.4)
(2) In need of repair: Penetrations in the foundation wall observed at the rear HVAC line set entrance to the dwelling and the front center area not properly sealed, this is conducive to unwanted pests in the crawlspace. (Pictures shown as examples of concern)
12.0 (Picture No.5)
12.0 (Picture No.6)
(3) Bark and or mulch noted at the foundation wall in several areas, this is not recommended as this medium has potential for the attraction of wood destroying insects.
12.0 (Picture No.7)
12.1 No issues noted at time of inspection. Component appears to be functioning as intended for areas visible to inspection. 
12.2 (1) Metal jack stands/supports noted at the left side of the substructure adding additional support for floor joists in the is area and serving a cosmetic purpose for the flooring. Client may consider proper installation for the components if left in place for the future.
12.2 (Picture No.1)
12.2 (Picture No.2)
(2) Floor repairs to the floor framing/floor joists observed at the front right side of the substructure improperly installed, scabbed wood onto the existing joists that do not span from load point to load point, this is conducive to fatigue/failure of the component to function for the proper support of the area as originally designed. Recommend evaluation/correction by a qualified contractor.
12.2 (Picture No.3)
12.2 (Picture No.4)
12.2 (Picture No.5)
12.3 (1) What appears to be an exposed area of sill beam at the rear left side of deck, this is conducive to decay of the component. Recommend evaluation/correction by a qualified contractor.
12.3 (Picture No.1)
(2) Water intrusion with damage to the sill beam observed at the front right side of the front stoop and rear right corner to the french door area in the crawlspace, this is conducive to continued degradation of the substructure without proper repairs. Recommend evaluation/correction by a qualified contractor. Note: Below 16% is an acceptable reading
12.3 (Picture No.2)
12.3 (Picture No.3)
12.3 (Picture No.4)
12.3 (Picture No.5)
12.3 (Picture No.6)
(3) What appears to be wood destroying insect damage at the rear right side area of substructure with termite treatment noted around the interior of the foundation wall. Recommend monitoring this area in the future for any further concerns. Client may consider further evaluation of this area due to finished materials do not allow a thorough inspection of all areas.
12.3 (Picture No.7)
(4) Beam at the rear left side of substructure under bathroom observed cut for plumbing entrance and not properly re-braced, this is conducive to fatigue/failure of the component to function as originally intended. Recommend evaluation/correction by a qualified contractor.
12.3 (Picture No.8)
12.4 (1) In need of repair: Foundation vents observed in various areas without the proper screening installed in the vent, this is conducive to unwanted pest intrusion of the crawlspace environment. (Picture shown as example of concern)
12.4 (Picture No.1)
(2) Foundation vent at the center right side observed in area of allowing water intrusion into the crawlspace environment, elevated moisture/standing water observed in the crawlspace in this area with evidence of prior wood destroying insects. Recommend evaluation/correction by a qualified contractor.
12.4 (Picture No.2)
12.4 (Picture No.3)
12.4 (Picture No.4)
12.5 Component appears to be functioning as intended for areas visible at time of inspection.
12.6 In need of repair: Rot/decay noted at bottom of the crawlspace entry door, this is conducive to continued degradation of the component without proper repairs.
12.6 (Picture No.1)
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13.  Foundation Area Water Penetration
  IN NI NP RR
13.0 Crawlspace •      
13.1 Sump Pump •     •
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Description:
crawlspace
Sump Pump:
Submersible
Crawlspace
Indications of Prior Remedial Work:
Construction/Repairs
Special Limitations:
Moisture Barrier
Insulation
   
Comments:
13.0 Moisture readings in the acceptable range for crawlspace below 16%. Moisture levels can change with the season and weather, recommend continuously monitoring moisture levels in crawlspace for substructure year round. Light fungal like growth observed on wood members in various areas that is typical of most open crawlspace substructures. Fungal like growth generally requires a moisture level higher than 20% to be active. Client may consider further evaluation of growth for any respitory concerns. (Pictures shown as examples of readings)
13.0 (Picture No.1)
13.0 (Picture No.2)
13.1 (1) Sump pump observed in the crawlspace at the left front improperly installed without covering for sump, this is conducive to debris in the sump area disrupting the proper function of the system. Recommend evaluation/correction by a qualified contractor.
13.1 (Picture No.1)
(2) Sump pump observed plugged into a long extension cord laying on the crawlspace floor extending across the crawlspace, this is a safety concern with potential of failure of the system. The standard is for the component to plugged into a GFCI outlet at the unit. Recommend evaluation/correction by a qualified electrical contractor
13.1 (Picture No.2)
13.1 (Picture No.3)
(3) Information for the client, french drain noted installed in the crawlspace, recommend discussing with the homeowner if any concerns/issues led to component installation.
13.1 (Picture No.4)
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General Summary


GalcovLLC

P.O. Box 5087
Lake Wylie, S.C. 29710
704-718-0043

Customer
Zack Page

Address
7419 Bent Oak Road
Charlotte NC 28226

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
1.1  Chimneys/Vents  
Inspected, Repair or Replace
(1) Creosote observed on the chimney liner from the fireplace looking up, this is a potential safety concern for fires in the chimney area. Recommend evaluation/correction by a qualified chimney sweep.
1.1 (Picture No.1)
(3) Chimney/fireplace clean out door at the rear chimney observed not closing properly, this is conducive to unwanted pests in the interior space. Recommend evaluation/correction by a qualified contractor.
1.1 (Picture No.2)
1.3  Ventilation Covers  
Inspected, Repair or Replace
Two soffit vents for what appears to be for the bathroom ventilators observed with the proper end cap, this is conducive to pest intrusion of the ducts. Recommend evaluation/correction by a qualified contractor.
1.3 (Picture No.1)
1.5  Gutters  
Inspected, Repair or Replace
(1) Gutter end at the rear left side observed damaged, this is conducive to water run over of the gutter end during rainy weather. Recommend proper repair by a qualified contractor.
1.5 (Picture No.1)
(3) Gutters for all sides of house observed filled with debris and failing, this is conducive to the drainage system not able to function as intended for carrying water away from the foundation/dwelling. Due to the severity of condition of the gutter system recommend evaluation/correction by a qualified contractor for entire gutter system. (Pictures shown as examples of concern)
1.5 (Picture No.3)
1.5 (Picture No.4)
1.6  Downspouts  
Inspected, Repair or Replace
In need of repair: Recommend adding downspout extensions for all downspouts to move water away from the dwelling to avoid erosion at the foundation wall. (Pictures shown as examples of concern)
1.6 (Picture No.1)
1.6 (Picture No.2)

2.  Exterior/Elements
2.0  Brick Veneer  
Inspected, Repair or Replace
(1) Horizontal/vertical cracking at the front left side that appears to be in need of further evaluation due to deflection of the cracking, this wall is considered a curtain wall however further damage is the potential risk of inaction. It is recommend for further evaluation by a qualified structural contractor.
2.0 (Picture No.1)
(3) Brick veneer observed not sealed at the front stoop and left front side of the dwelling, this is conducive to water intrusion of the substructure. Recommend evaluation/correction by a qualified contractor. Also see the foundation/substructure elements for comments/concerns.
2.0 (Picture No.4)
2.0 (Picture No.5)
(4) In need of repair: Two bricks on the top of brick area at right of front stoop/porch, this is conducive to a safety concern for dislodged brick falling and water intrusion of the substructure.
2.0 (Picture No.6)
(5) Penetration not properly sealed observed at the front left side of the dwelling, this is conducive to pest intrusion of the crawlspace environment.
2.0 (Picture No.7)
2.3  Entry Doors  
Inspected, Repair or Replace
(1) In need of repair: The wood trim observed damage with missing paint at the rear door beside the fireplace. Further deterioration may occur if not repaired. I recommend a qualified contractor inspect and repair as needed. (Picture shown as example of concern)
2.3 (Picture No.1)
(2) What appears to be wood destroying insect damage observed at the rear double/french door area at deck, this is conducive to further decay of the component and substructure without proper repairs. Recommend evaluation/correction by a qualified contractor.
2.3 (Picture No.2)
2.4  Stairs/Stoops  
Inspected, Repair or Replace
In need of repair: Cracked/missing mortar and or bricks for the front steps to the dwelling, and missing sealant at the right stoop/slab. This is conducive to continued degradation of the stairs area especially during freeze/thaw cycles in the weather. Recommend proper re-pointing as necessary. (Pictures shown as examples of concern)
2.4 (Picture No.1)
2.4 (Picture No.2)
2.4 (Picture No.3)
2.6  Deck  
Inspected, Repair or Replace
(1) Deck framing at the right side observed without the proper double ledger board at the joist attachment area, this has potential for fatigue/failure of the support system in this area and does not meet the current standard. Recommend evaluation/correction by a qualified contractor.
2.6 (Picture No.1)
(2) Main beam for center support of the rear deck observed as a 2x4, this size wood member is not capable of the proper support needed for mid span 2x8 decking joists, recommend further evaluation/correction by a qualified contractor.
2.6 (Picture No.2)
(3) Ledger board at the foundation for joist attachment observed what appears to be toe nail method of attachment, this is conducive to fatigue/failure of the component over time. Recommend proper attachment of through bolts with washers and nut. Recommend evaluation/correction by a qualified contractor.
2.6 (Picture No.3)

5.  Interior/Elements
5.4  Doors  
Inspected, Repair or Replace
In need or repair: Top of door ball mechanism observed damaged/missing for linen closet entrance in hall. This is conducive to the door not able to function/close or latch as originally intended. Recommend replacement of component.
5.4 (Picture No.1)
5.5  Detector Test  
Inspected, Repair or Replace
In need of repair: Detectors for several areas observed "chirping" which is conducive to the battery in need of changing and component has potential for failure, battery observed missing for the unit in front center bedroom. Recommend changing batteries when needed or annually. (Picture shown as example and unit with missing battery)
5.5 (Picture No.1)
5.5 (Picture No.2)
5.6  Fireplace  
Inspected, Repair or Replace
In need of repair: Hearth observed with  some cracking in the brick, this is a potential safety concern and should be properly patched/repaired.
5.6 (Picture No.1)
5.7  Fireplace Gas Burner  
Inspected, Repair or Replace
Gas burner could not be evaluated as the natural gas service provider has tagged the unit as unsafe. Recommend further evaluation/correction by a qualified natural gas contractor.
5.7 (Picture No.1)
5.7 (Picture No.2)

6.  Kitchen
6.0  Sink  
Inspected, Repair or Replace
(1) In need or repair: Missing/cracked caulking at sink to counter top area, this is conducive to water intrusion of the cabinet area.
6.0 (Picture No.1)
6.2  Range  
Inspected, Repair or Replace
(1) In need of repair: No anti-tilt bracket observed installed for the range. This is a safety device recommended by the CPSC ( Consumer Product Safety Commission) for safety. Condition without bracket poses a safety concern for range tilting forward with added weight placed on door when open.
6.8  Counter Top  
Inspected, Repair or Replace
In need of repair: Counter top observed loose at the left side of the range, this does not allow the component to function as intended.
6.8 (Picture No.1)
6.9  Dryer Vent  
Inspected, Repair or Replace
Dryer vent duct observed damaged in the crawlspace at the right rear area, this is conducive to the intrusion of moist air into the crawlspace environment and fungal like growth. Recommend evaluation/correction by a qualified contractor.
6.9 (Picture No.1)

7(A) .  Master Bath
7.0.A  Sink  
Inspected, Repair or Replace
In need of repair: Faucet assembly observed loose at the vanity top, this is conducive to damage of the plumbing components below the vanity and water intrusion of the cabinet.
7.0.A (Picture No.1)
7.2.A  Bathtub  
Inspected, Repair or Replace
(1) In need of repair: Cracked/missing caulking observed at the tub/surround, faucet/surround and in various areas of wall tile, this is conducive to water intrusion of the substructure. (Pictures shown as examples of concern)
7.2.A (Picture No.1)
7.2.A (Picture No.2)
7.2.A (Picture No.3)
(2) Diverter observed not allowing the full flow of water to the shower head from the faucet when engaged, this does not allow the component to function as intended and weaker stream of water at the shower head. Recommend evaluation/correction by a qualified plumbing contractor. (Picture shown with diverter engaged)
7.2.A (Picture No.4)

7(B) .  Full Bath
7.0.B  Sink  
Inspected, Repair or Replace
(1) Hot/cold water observed reversed at the shower controller, this is a safety concern for personal injury as the hot water is always considered to be on the left side. Recommend evaluation/correction by a qualified plumbing contractor.
7.0.B (Picture No.1)
7.2.B  Bathtub  
Inspected, Repair or Replace
(1) Hot/cold water observed reversed at the shower controller, this is a safety concern for personal injury as the hot water is always considered to be on the left side. Recommend evaluation/correction by a qualified plumbing contractor.
7.2.B (Picture No.1)
(3) In need of repair: Cracked/missing caulking observed at the faucet/surround, this is conducive to water intrusion of the substructure. 
7.2.B (Picture No.2)
(4) In need of repair: Cracked/missing caulking observed at the tub/surround in various areas, this is conducive to water intrusion of the substructure. (Picture shown as example of concern)
7.2.B (Picture No.3)
7.3.B  Ventilation  
Inspected, Repair or Replace
Ventilator appears to be functioning as intended for areas visible at time of inspection for areas visible to inspection.

8.  Electrical System
8.4  Devices  
Inspected, Repair or Replace
Light fixtures observed for various areas throughout the house observed not engaging with light switches, hall bath vent light, eat in kitchen area, living room, foyer. This is conducive to the components not functioning as intended which may potentially be a light bulb, however if the component still does not function with a bulb chain it is recommended for further evaluation by a qualified electrical contractor.
8.4 (Picture No.1)
8.5  Wiring  
Inspected, Repair or Replace
(1) Electrical wiring in the crawlspace observed not properly suspended from the substructure and lying on the ground, this is a potential safety concern for damage of the wiring. Recommend evaluation/correction by a qualified contractor.
8.5 (Picture No.1)
(2) Exposed electrical wiring observed in the Crawlspace on the rear left side/in need of a cover plate, this is a potential safety concern for personal injury from damage to the electrical component. Recommend evaluation/correction by aa qualified electrical contractor.
8.5 (Picture No.2)

9.  Cooling System
9.1  Outdoor Unit  
Inspected, Repair or Replace
(1) Cooling fins for the outside unit observed dirty, this is conducive to affecting the proper performance of the system and suggests that system has not been maintained recently. Recommend evaluation/correction by a qualified HVAC contractor.
9.1 (Picture No.1)
(2) In need or repair: Insulation on line set in the crawlspace area of line observed damaged/missing, this is conducive to a loss of insulating factor and affecting the efficiency of the system.
9.1 (Picture No.2)
9.4  Distribution System  
Inspected, Repair or Replace
(1) In need of repair: No filter observed in the return for the HVAC system in the hall area and no whole house filtration noted at the air handler, this does not allow the system to function as intended for properly conditioning the air, recommend the proper filter be placed at the return in the entrance of the unit.
9.4 (Picture No.1)
(2) In need of repair: Dirty filters observed in living room return, this is conducive to affecting the proper performance of the HVAC system. Recommend changing filters monthly. (Picture shown as example of concern)
9.4 (Picture No.2)

10.  Plumbing System
10.3  Drain/Waste Vent Piping  
Inspected, Repair or Replace
(2) Wastewater piping clean out at the front left side of dwelling observed not capped, this is conducive to debris/pests in the drain piping and potential clogging of the component. Recommend evaluation/correction by a qualified plumbing contractor.
10.3 (Picture No.1)
10.3 (Picture No.2)

12.  Foundation Substructure
12.0  Foundation Walls  
Inspected, Repair or Replace
(1) In need of repair: Vegetation observed in contact with the foundation wall in various with large roots noted in foundation wall areas, this is conducive to water retention at the wall and wood destroying insects. Recommend the standard of 2 feet between dwelling and any vegetation.
12.0 (Picture No.1)
12.0 (Picture No.2)
12.0 (Picture No.3)
12.0 (Picture No.4)
(2) In need of repair: Penetrations in the foundation wall observed at the rear HVAC line set entrance to the dwelling and the front center area not properly sealed, this is conducive to unwanted pests in the crawlspace. (Pictures shown as examples of concern)
12.0 (Picture No.5)
12.0 (Picture No.6)
12.3  Main Beams  
Inspected, Repair or Replace
(1) What appears to be an exposed area of sill beam at the rear left side of deck, this is conducive to decay of the component. Recommend evaluation/correction by a qualified contractor.
12.3 (Picture No.1)
(2) Water intrusion with damage to the sill beam observed at the front right side of the front stoop and rear right corner to the french door area in the crawlspace, this is conducive to continued degradation of the substructure without proper repairs. Recommend evaluation/correction by a qualified contractor. Note: Below 16% is an acceptable reading
12.3 (Picture No.2)
12.3 (Picture No.3)
12.3 (Picture No.4)
12.3 (Picture No.5)
12.3 (Picture No.6)
(4) Beam at the rear left side of substructure under bathroom observed cut for plumbing entrance and not properly re-braced, this is conducive to fatigue/failure of the component to function as originally intended. Recommend evaluation/correction by a qualified contractor.
12.3 (Picture No.8)
12.4  Crawlspce Ventilation  
Inspected, Repair or Replace
(1) In need of repair: Foundation vents observed in various areas without the proper screening installed in the vent, this is conducive to unwanted pest intrusion of the crawlspace environment. (Picture shown as example of concern)
12.4 (Picture No.1)
(2) Foundation vent at the center right side observed in area of allowing water intrusion into the crawlspace environment, elevated moisture/standing water observed in the crawlspace in this area with evidence of prior wood destroying insects. Recommend evaluation/correction by a qualified contractor.
12.4 (Picture No.2)
12.4 (Picture No.3)
12.4 (Picture No.4)
12.6  Crawlspace Access  
Inspected, Repair or Replace
In need of repair: Rot/decay noted at bottom of the crawlspace entry door, this is conducive to continued degradation of the component without proper repairs.
12.6 (Picture No.1)

13.  Foundation Area Water Penetration
13.1  Sump Pump  
Inspected, Repair or Replace
(1) Sump pump observed in the crawlspace at the left front improperly installed without covering for sump, this is conducive to debris in the sump area disrupting the proper function of the system. Recommend evaluation/correction by a qualified contractor.
13.1 (Picture No.1)
(2) Sump pump observed plugged into a long extension cord laying on the crawlspace floor extending across the crawlspace, this is a safety concern with potential of failure of the system. The standard is for the component to plugged into a GFCI outlet at the unit. Recommend evaluation/correction by a qualified electrical contractor
13.1 (Picture No.2)
13.1 (Picture No.3)

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 : Licensed To John Galop
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  INVOICE

GalcovLLC
P.O. Box 5087
Lake Wylie, S.C. 29710
704-718-0043
Inspected By:  John Galop 		Inspection Date: 12/1/2016
Report ID: 1612JG72Page

Customer Info: Inspection Property:
Zack Page


Customer's Real Estate Professional:

 		 7419 Bent Oak Road
Charlotte NC 28226
 

Inspection Fee:

ServicePriceAmountSub-Total
Heated Sq Ft 1,001 - 2,000 300.00 1 300.00
Termite Letter 50.00 1 50.00
Tax $0.00
Total Price $350.00

Payment Method: Check
Payment Status: Check is in the mail
Note: Check Number 102

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GalcovLLC

P.O. Box 5087
Lake Wylie, S.C. 29710
704-718-0043

Report Attachments

ATTENTION: This inspection report is incomplete without reading the information included herein at these links/attachments. Note If you received a printed version of this page and did not receive a copy of the report through the internet please contact your inspector for a printed copy of the attachments.

WDIR - WOOD DESTROYING INSECT REPORT

PDF OF INSPECTION SUMMARY

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