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  • 1. Building Inspection Report New Home Inspection, NC Inspection Date: 8-25-2011 Client: Thankful Home Buyers Report Number: 082511AP Inspector: NCHI #371 P.O. Box 2086 Jamestown, NC 27282Only the client listed on this page or an agent working on behalf of the client should bein possession of this report. This report is owned by Eagle Eye Home Inspections, Inc and 336-882-6321may not be sold, gifted or transferred to any other party without the express consent of EagleEye Home Inspections, Inc. Its use is limited to, and for the limited purpose of informing theclient and their agent on behalf of the client only and the company shall assume no liability for Web Address: www.ee-hi.comits use beyond its original purpose. Possession of and use of this report, in whole or part, byparties other than the client, or on behalf of the client, is illegal and strictly forbidden. Pleaseconsult our office to request an authorized report, if needed.
  • 2. Error! AutoText entry not defined. Page 2 of 20 Table of ContentsREPORT SUMMARY 3STRUCTURAL 6EXTERIOR 7ROOFING 9PLUMBING 10ELECTRICAL 11HEATING 12COOLING 13INTERIORS 14INSULATION / VENTILATION 15APPLIANCES 16PHOTOS 17 This confidential report is prepared exclusively for Thankful Home Buyers © 2012 Eagle Eye Home Inspections, Inc.
  • 3. Error! AutoText entry not defined. Page 3 of 20 Report SummaryTHE HOUSE IN PERSPECTIVE This is a newly constructed, well appointed, unoccupied home. The repairs, and improvements recommended in this report are common for a newly constructed home. All homes require maintenance, occasional repairs, and occasional system improvements.UNDERSTANDING THE REPORT PRIORITIES For your convenience, the following conventions/priorities have been used in this report. Repair: denotes an area of concern that is: (1) a non-functioning or deficient system or component in need of repair to restore the system to original design or full functionality (2) exterior components (siding/ trim/ doors/ windows) damaged by rot, etc. Investigate: denotes an area where further investigation is recommended. Repairs or corrections may be necessary after further investigation by a professional technician or after due consideration by the client and their plans for use of the property and/or budget considerations. During the inspection, there was insufficient information or a conclusion for corrective action is outside the knowledge base or purview of the inspector. A definite need for improvements cannot be determined until further investigation or observations are made. Each home buyer may approach these issues with a different set of priorities, concerns or budget constraints. Safety: denotes an area of concern of an item that is related to health or occupant safety. Maintenance: denotes improvements that should be anticipated over the short term. These items may be deferred maintenance such as exterior trim, painting, weatherizing or improvements not required for immediate structural integrity or system operations. Items in this priority category are, for the most part, considered maintenance that will be needed to maintain the property or systems. Improvement: denotes an area where updating to current standards is recommended to (#1) protect the investment in the property or (#2) improves or extends the serviceability of a component. Improvement recommendations are intended for information purposes and are not considered defects or deferred maintenance items. SUMMARY The following is a summary of systems or components observed during the inspection that, in the opinion of the inspector, do not function as intended or warrant further investigation by a specialist. Items included in the SUMMARY are listed according to the Standards of Practice of the North Carolina Home Inspector Licensure Board. This SUMMARY is not the entire report. The full report may include additional information of interest or concern to the client. It is strongly recommended that the client promptly read the complete report. For information regarding the negotiability of any item in this report under a real estate contract, contact your North Carolina real estate agent or an attorney. The client is advised that all recommendations for corrective action should be performed by a licensed contractor, when appropriate or a “certified” technician when there is no provision for licensing in that field. Exterior 1. Repair: A “Z-metal” flashing is missing over the crawl space door frame at the rear wall. (See photos) Section R703.8 paragraph 4 of the NC Residential Building Code (NCRC) requires flashing (caulking is not a substitute) "continuously above all projecting wood trim". The lack of flashing is a violation and increases the risk of moisture intrusion behind and around the moisture sensitive wooden frame in the masonry wall. A metal flashing should be applied to top of the window/door frame where the siding rests to turn moisture away from behind the door frame and siding. The lack of flashing over a door is often the cause of moisture intrusion around and under the door frame. 2. Repair: A “Z-metal” flashing is missing over the top edge of the vinyl siding installed over the moisture-sensitive, wood framed wall below the point where the deck girder is attached at the rear wall. (See photos) Section R703.8 This confidential report is prepared exclusively for Thankful Home Buyers © 2012 Eagle Eye Home Inspections, Inc.
  • 4. Error! AutoText entry not defined. Page 4 of 20 paragraph 4 of the NC Residential Building Code (NCRC) requires flashing (caulking is not a substitute) "continuously above all projecting --- trim". The lack of flashing increases the risk of moisture intrusion behind and around the moisture sensitive wooden frame above the masonry wall. Over the last 21 years, this inspector has witnessed many homes with moisture damage to wooden wall frames installed below deck girders without flashing. Metal flashing should be installed in a "Z" configuration with one or more inches extending behind the girder and at least 1" extending downward over the top edge of the vinyl siding, thus turning moisture away from the wood-framed wall area behind the siding.3. Repair: The installed support post bracing design for the deck is not in keeping with acceptable design specifications regarding structural support. The "bracing" of the support posts was performed with undersized components secured with nails alone. (See Appendix M, Section 8B of the NCRC) This section, in the code for 3 or more years, requires 4x4s braces attached with one (1) 5/8th inch hot-dipped bolt at each end of the brace, at a 45° angle approximately 1/3rd the height of the posts, at all posts along the unattached side of the deck frame. (see photos)4. Repair: The three step stringers serving the deck are supported by "extended" 2x members hanging by nailed fasteners. Correctly installed, the steps should rest against the floor frame so that the full ends of the stringers have a "solid" support. Extended components hanging by nails are insufficient support, or, at least, not the best design. Structural components, including step stringers must be adequately supported in a manner that provides the least risk of structural failure. There is a risk of the wooden step stringers splitting or shearing below the load point at the bottom of the floor frame as the wood shrinks and the nails loosen. Consult a licensed contractor for a better step support installation with less risk of failure.5. Investigate: Consult the builder, or a licensed contractor, to determine if the 2x dimension PT step components are stamped "soil contact". The bottom ends of the wooden steps are embedded in the soil. Unless rated for "soil contact", and most 2x PT lumber is not, 2x dimensional lumber should never contact soil due to the risk of damage when the soil becomes wet. In addition, this inspector could not verify that the steps are resting on a solid masonry support.6. Repair: Visual evidence suggests that the guard rails for the wooden deck are not designed to meet the minimum requirements of Table R301.5 provided from the 2009 NCRC. Guard rails must be designed to withstand a minimum lateral force of 200#s from any direction and at any point along the rail. The guard rail posts are reduced in dimension from a 4x4 to a 2x4 below the notch and at the point where the post is attached to the floor frame. This type of post installation includes a greater risk of failure under stress loading. To see a technical evaluation, explains risk in plain language, provided by Virginia Tech (go to: http://dickseibert.com/Woeste.pdfInstitutions). The International Code Council (ICC), the American Forest and Paper Association and the City of Raleigh have prepared and distributed a brochure that illustrates design criteria needed to meet the minimum structural design for wooden decks in North Carolina since implementation of the 2009 NC Residential Code. Recommend consulting a licensed general contractor familiar with the current codes for wooden deck construction and corrections needed to meet the current building code. Use of the referenced deck construction brochure is highly recommended. Prescriptive Wood Deck Construction Guide: http://www.anthonyforest.com/pdfs/DCA6.pdf. The illustrated guides offer design criteria that is required to meet the minimum design standards since implementation of the 2009 NCRC. Any builder or inspector not following this standard is failing to meet the "minimum" standards. It is important to remember that the building code is only a "minimum" standard, not the recommended standard for best performance. There is a very good article written by the North American Deck and Railing Association on decks and the risks associated with improper construction at: http://www.nadra.org/consumers/deck_inspections.html. This article may help the reader to understand the importance of proper wooden deck construction.Interiors1. Safety: Although not structurally deficient, the wooden hand rail serving the stairs was noted as drooping (not a straight line) at the lower end of the stair. Straightening the hand rail is recommended for the safety of the occupants as well as for aesthetics. This confidential report is prepared exclusively for Thankful Home Buyers © 2012 Eagle Eye Home Inspections, Inc.
  • 5. Error! AutoText entry not defined. Page 5 of 20 Appliances 1. Safety: In the event a free-standing range/oven is installed, it would be prudent to consult an appliance technician to install an “anti-tilt” device at the rear side of the free-standing range. The device is provided by the manufacturer with all free-standing cooking appliances since 1988. This device, when fastened to the floor, would prevent the range falling forward when downward pressure is applied to the oven door. According to a March 2007 report (http://www.cpsc.gov/LIBRARY/range07.pdf) by the CPSC (Consumer Products Safety Commission), there were 33 fatalities and 84 severe injuries from 1/1980 to 12/2006 as a result of a missing anti-tip device on free-standing range/ovens during that period. Anti-tip devices became a UL* requirement June 3, 1991, and subsequently, any free- standing range installed without the device completely secured using all pre-punched openings is improperly and incompletely installed according to the manufacturers and ULs specifications. (*Underwriters Laboratories is an independent product safety certification organization, http://en.wikipedia.org/wiki/Underwriters_Laboratories) . An Inside Edition episode shows how accidents happen. If you have children to protect I recommend you watch this with interest. http://www.youtube.com/watch?v=kiDaCcyTQt0&feature=related 2. Safety: Evidence suggests that the clothes dryer vent tubing runs nearly vertical for a distance of 10+ feet, then horizontally to an opening in the right side exterior wall. The clothes dryer vent (located on the main floor above a crawl space) could have been routed downward and across the crawl space to exit the right side wall more easily, and, by doing so, provide a greater margin of safety for the occupants. Clothes dryer vent fans, especially when older, may fail to fully discharge the lint material and fully exit the roof opening. It is the responsibility of the occupant to maintain a clear exhaust vent to avoid the risk of a clothes dryer vent fire. As an example of the risk, in 1998 there were 20 deaths and 370 injuries from 15,600 clothes dryer fires in the U.S. You can read more at: http://www.cpsc.gov/CPSCPUB/PUBS/5022.html. Ideally, clothes dryer vents should run downward, when possible, and then horizontally with a 4" metal tubing limiting the total distance to 20 feet. The design of many modern homes can necessitate (though not in this home) the laundry appliances far away from exterior walls necessitating a vertical vent, especially with "on slab" floor structures. It may be helpful, for added occupant safety, to consult an appliance technician to evaluate the discharge location and venting material installation for the clothes dryer vent. In any case, proactive maintenance and frequent inspection of the clothes dryer vent to maintain a clear exhaust of lint would be prudent. Further evaluation of the clothes dryer vent is beyond the scope of this report. Recommend consulting the builder on routing the vent downward and across the crawl space to exit the right side wall at a damper-like vent for a greater margin of safety. Maintaining a vertical, lengthy vent simply increases the risk of a lint fire hazard when not required by design.THE SCOPE OF THE INSPECTION All components designated for inspection in the Standards of Practice of the North Carolina Home Inspector Licensure Board are inspected, except as may be noted in the “Limitations of Inspection” sections within this report. It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind. Responsibilities between Eagle Eye Home Inspections, Inc. and the client(s) are clearly determined by the regulating statutes and the REAL ESTATE INSPECTION AUTHORIZATION FORM signed by the client(s) or their legal representative. Please refer to the pre-inspection contract for a full explanation of the scope of the inspection. WEATHER CONDITIONS Dry weather conditions existed at the time of the inspection. The estimated outside temperature was 85-90°F. RECENT WEATHER CONDITIONS Weather conditions leading up to the inspection have been relatively dry. This confidential report is prepared exclusively for Thankful Home Buyers © 2012 Eagle Eye Home Inspections, Inc.
  • 6. Error! AutoText entry not defined. Page 6 of 20 StructuralDESCRIPTION OF STRUCTURE Foundation: Concrete Block & Brick Masonry Crawl Space Configuration Columns: Concrete Block Floor Structure: Engineered Lumber (2nd floor not visible) Wall Structure: Wood Frame Ceiling Structure: Not Visible Roof Structure: Trusses OSB SheathingSTRUCTURE OBSERVATIONS Generally, the construction of the home is good quality. The materials and workmanship, where visible, are good.LIMITATIONS OF STRUCTURE INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Structural components concealed behind finished surfaces could not be inspected. Only representative samplings of visible structural components were inspected. Furniture and/or storage, when occupied, restricted access to some structural components. Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home inspection. Detached buildings, regardless of their use, are recognized by statute as outside the scope of a home inspection unless provisions are made to include the same with specified additional fees according to the size and number of systems to be inspected. Insulation between the floor joints restricted a view of the sub flooring and some areas of the floor framing. The roof space/attic was viewed from the access floored area only. Inspection was very limited. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. This confidential report is prepared exclusively for Thankful Home Buyers © 2012 Eagle Eye Home Inspections, Inc.
  • 7. Error! AutoText entry not defined. Page 7 of 20 ExteriorDESCRIPTION OF EXTERIOR Wall Covering: Vinyl Siding Eaves and Fascias: Vinyl & Aluminum Exterior Doors: Metal Sliding Glass, Insulated Door Frames/Trim: Wood Vinyl Window Frames/Trim: Vinyl Entry Driveways: Concrete Entry Walkways: Concrete Porches, Steps, Railings: Brick/Concrete Steps: Brick Railings: Wooden Decks, Steps, Railings: Treated Wood Garage Door(s): Metal Manual OperationEXTERIOR OBSERVATIONS The exterior siding installed on the house is relatively low maintenance. The aluminum and vinyl fascia and eves are a low-maintenance feature of the exterior of the home. The exterior of the home is in "new" condition. One or more of the wooden deck and wall cladding components at the rear wall are in need of corrections even though, as we may assume, the installations "passed" a local code inspection. It is a little known fact that local building code inspectors may not "relax" the minimum building code standards as the "standards" are, by statute, considered "minimum" on their face and cannot be lowered further. All installations failing to meet the written standard should be recognized as "out of compliance", even if the local code inspector fails to find or point out the error to the builder/contractor. End the end, only the "builder/contractor" is responsible for "code compliance". The role of the local code inspector is generally recognized as providing authoritative assistance or "oversight, without responsibility for compliance assurance". Most building code inspectors strive to provide the necessary oversight to assist contractors in complying with "minimum" building standards. On occasion, items are "over-sighted" and corrections are needed. Where specified below, the installations are recognized as failing to comply with the NCRC, as written. RECOMMENDATIONS / OBSERVATIONS Repair: A “Z-metal” flashing is missing over the crawl space door frame at the rear wall. (See photos) Section R703.8 paragraph 4 of the NC Residential Building Code (NCRC) requires flashing (caulking is not a substitute) "continuously above all projecting wood trim". The lack of flashing is a violation and increases the risk of moisture intrusion behind and around the moisture sensitive wooden frame in the masonry wall. A metal flashing should be applied to top of the window/door frame where the siding rests to turn moisture away from behind the door frame and siding. The lack of flashing over a door is often the cause of moisture intrusion around and under the door frame. Repair: A “Z-metal” flashing is missing over the top edge of the vinyl siding installed over the moisture-sensitive, wood framed wall below the point where the deck girder is attached at the rear wall. (See photos) Section R703.8 paragraph 4 of the NC Residential Building Code (NCRC) requires flashing (caulking is not a substitute) "continuously above all projecting --- trim". The lack of flashing increases the risk of moisture intrusion behind and around the moisture sensitive wooden frame above the masonry wall. Over the last 21 years, this inspector has witnessed many homes with moisture damage to wooden wall frames installed below deck girders without flashing. Metal flashing should be installed in a "Z" configuration with one or more inches extending behind the girder and at least 1" extending downward over the top edge of the vinyl siding, thus turning moisture away from the wood-framed wall area behind the siding. Repair: The installed support post bracing design for the deck is not in keeping with acceptable design specifications regarding structural support. The "bracing" of the support posts was performed with undersized components secured with nails alone. (See Appendix M, Section 8B of the NCRC) This section, in the code for 3 or more years, requires 4x4s braces attached with one (1) 5/8th inch hot-dipped bolt at each end of the brace, at a 45° angle approximately 1/3rd the height of the posts, at all posts along the unattached side of the deck frame. (see photos) This confidential report is prepared exclusively for Thankful Home Buyers © 2012 Eagle Eye Home Inspections, Inc.
  • 8. Error! AutoText entry not defined. Page 8 of 20 Repair: The three step stringers serving the deck are supported by "extended" 2x members hanging by nailed fasteners. Correctly installed, the steps should rest against the floor frame so that the full ends of the stringers have a "solid" support. Extended components hanging by nails are insufficient support, or, at least, not the best design. Structural components, including step stringers must be adequately supported in a manner that provides the least risk of structural failure. There is a risk of the wooden step stringers splitting or shearing below the load point at the bottom of the floor frame as the wood shrinks and the nails loosen. Consult a licensed contractor for a better step support installation with less risk of failure. Investigate: Consult the builder, or a licensed contractor, to determine if the 2x dimension PT step components are stamped "soil contact". The bottom ends of the wooden steps are embedded in the soil. Unless rated for "soil contact", and most 2x PT lumber is not, 2x dimensional lumber should never contact soil due to the risk of damage when the soil becomes wet. In addition, this inspector could not verify that the steps are resting on a solid masonry support. Repair: Visual evidence suggests that the guard rails for the wooden deck are not designed to meet the minimum requirements of Table R301.5 provided from the 2009 NCRC. Guard rails must be designed to withstand a minimum lateral force of 200#s from any direction and at any point along the rail. The guard rail posts are reduced in dimension from a 4x4 to a 2x4 below the notch and at the point where the post is attached to the floor frame. This type of post installation includes a greater risk of failure under stress loading. To see a technical evaluation, explains risk in plain language, provided by Virginia Tech (go to: http://dickseibert.com/Woeste.pdfInstitutions). The International Code Council (ICC), the American Forest and Paper Association and the City of Raleigh have prepared and distributed a brochure that illustrates design criteria needed to meet the minimum structural design for wooden decks in North Carolina since implementation of the 2009 NC Residential Code. Recommend consulting a licensed general contractor familiar with the current codes for wooden deck construction and corrections needed to meet the current building code. Use of the referenced deck construction brochure is highly recommended. Prescriptive Wood Deck Construction Guide: http://www.anthonyforest.com/pdfs/DCA6.pdf. The illustrated guides offer design criteria that is required to meet the minimum design standards since implementation of the 2009 NCRC. Any builder or inspector not following this standard is failing to meet the "minimum" standards. It is important to remember that the building code is only a "minimum" standard, not the recommended standard for best performance. There is a very good article written by the North American Deck and Railing Association on decks and the risks associated with improper construction at: http://www.nadra.org/consumers/deck_inspections.html. This article may help the reader to understand the importance of proper wooden deck construction.LIMITATIONS OF EXTERIOR INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: A representative sample of exterior components was inspected rather than every occurrence of components. The inspection does not include an assessment of geological, geotechnical, or hydrological conditions, or environmental hazards. Screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities, outbuildings, seawalls, break- walls, docks, erosion control and earth stabilization measures are not inspected unless specifically agreed-upon and documented in this report. Exterior surfaces of window frames, sills, wall cladding and exterior trim above the first floor level (from soil grade) are viewed from the soil grade only. Additional measures to discover latent conditions not visible from the soil grade (use of extension ladders, etc.) are outside the scope of this report. The inspector is not required to mount a ladder to inspect the exterior side of windows and trim components. Where possible, viewing may be made from accessible and operable windows. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. This confidential report is prepared exclusively for Thankful Home Buyers © 2012 Eagle Eye Home Inspections, Inc.
  • 9. Error! AutoText entry not defined. Page 9 of 20 RoofingDESCRIPTION OF ROOFING Roof Covering: Fiberglass Composition Shingle Roof Flashings: Metal Rubber Plumbing Vent Flashing Chimneys: None Roof Drainage System: Aluminum Downspouts discharge above grade Method of Inspection: Viewed from soil Viewed from front windowROOFING OBSERVATIONS The roof covering is new and in good condition. The steep pitch of the roof should result in a longer than normal life expectancy for roof coverings. Visible roof flashing components are in good order.LIMITATIONS OF ROOFING INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Due to access and visibility restrictions, the entire underside of the roof sheathing is typically not inspected for evidence of leaks. Only those areas which are readily accessible and visible from a floored area and free of storage or other obstructions may be viewed within this inspection. Each attic is viewed on a case by case basis with these guidelines. Evidence of prior leaks may be disguised by interior finishes, painting or patching, which serve to mask over evidence. Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind direction, ice build up, and other factors. Antennae, chimney/flue interiors which are not readily accessible are not inspected and could require repair. Roof inspection may be limited by access, condition, weather, or other safety concerns. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. This confidential report is prepared exclusively for Thankful Home Buyers © 2012 Eagle Eye Home Inspections, Inc.
  • 10. Error! AutoText entry not defined. Page 10 of 20 PlumbingDESCRIPTION OF PLUMBING Water Supply Source: Community/Subdivision Water Supply Service Pipe to House: Plastic/PEX Main Water Valve Location: Kitchen Interior Supply Piping: Plastic/PEX Waste System: Public Sewer System Drain, Waste, & Vent Piping: Air Admittance Vents Plastic/PVC Water Heater: Natural Gas Location: garage Approximate Capacity: 40 gallons Manufacturer: STATEPLUMBING OBSERVATIONS An evaluation of the plumbing fixtures and lines did not reveal a need for repairs at this time. Please consult a plumber for any technical evaluations of systems for problems that can only be detected by testing beyond a visual inspection, if desired. Historical evidence may be less visible when a dwelling has been unoccupied for over 2 months or when historical evidence has been concealed; ie., fresh painting. The waste lines were evaluated for “functional flow” only. Plumbing waste line leakages may not be detected during short, visual inspections and a technical, diagnostic evaluation of the plumbing systems would be prudent prior to purchase if a complete diagnostic evaluation is desired. The water heater temperature should be set so that accidental scalding is minimized. A temperature setting no higher than 120F is recommended by the Consumer Products Safety Commission (CPSC) to avoid the risk of scalding children. Families with small children should be especially aware of this issue. The water pressure supplied to the fixtures is reasonably good. A typical drop in flow was experienced when two fixtures were operated simultaneously. The piping system within the home, for both supply and waste, is a good quality system. The water pressure supplied to the fixtures is above average. Only a slight drop in flow was experienced when two fixtures were operated simultaneously.LIMITATIONS OF PLUMBING INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Portions of the plumbing system concealed by finishes and/or storage (storage below sinks, lavatories and appliances, etc.) may not have been accessible and visible at the time of the inspection. Storage can block visibility and discovery of some leaks or plumbing defects inside these cabinets. It is the clients responsibility to view the cabinetry for anomalies to plumbing and other components after the sellers stored articles have been removed. Any plumbing system components below or beneath the ground surface are not inspected or may not be visible for inspection within the scope of this report. Short of performing a forensic test of the main waste/drain/vent system there is no method available within the scope of this report to provide assurance of the condition of the drain/waste/vent system or to warranty that the system will continue to drain freely upon occupancy by the client. The only way to know the condition of underground piping is to have it photo scanned where a "snake" with a camera attached is pushed through the pipe. Some sewer installers or cleaning companies offer a photo scan of the underground pipes. This inspection makes no claims regarding the condition of underground piping or functional flow of drains beyond the footprint of the structure, and then, only where the drain lines are visibly accessible for inspection to determine adequate slope. Water quantity and water quality are not tested unless explicitly contracted-for and discussed in this or a separate report. Clothes washing machine (appliance hoses to the water supply valves) connections are not inspected. The clothes washer "hook ups" are inspected for proper installation, as determined by recognizable plumbing standards, and any historical evidence of previous malfunctioning that might result in presence of bulk water or improper draining. Interiors of equipment flues or exhaust venting which are not readily accessible are not inspected. Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, and private waste disposal systems are not inspected unless explicitly contracted-for and discussed in this or a separate report. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. This confidential report is prepared exclusively for Thankful Home Buyers © 2012 Eagle Eye Home Inspections, Inc.
  • 11. Error! AutoText entry not defined. Page 11 of 20 ElectricalDESCRIPTION OF ELECTRICAL Service Drop: Underground Located: at the right side wall Service Entrance Conductors: Aluminum Size of Electrical Service: 200 Amps, 120/240 Volt Service Equipment: Located: in the garage Breakers Square D 200 Amps, 120/240 Volt Service Grounding: Copper Ground Rod Connection Distribution Wiring: Copper Non-Metallic Copper (NM) "Romex" type Switches & Receptacles: Grounded Ground Fault Circuit Interrupters: Bathroom(s) Exterior Garage Kitchen Arc Fault Circuit Interrupters: All branch circuits not GFCI protected, except some kitchen appliances Smoke Detectors: PresentELECTRICAL OBSERVATIONS The size of the electrical service is sufficient for typical single family needs and the general condition is good. Smoke detectors operated normally when tested. Detectors mounted above an 8 foot ceiling were not tested due to height. Ground fault circuit interrupter (GFCI) devices are provided in some areas of the home. These devices are extremely valuable, as they offer an extra level of shock protection. All GFCI’s that were tested responded properly. Arc fault circuit interrupter (AFCI) devices, located in the service equipment panel, have been provided in some areas of the home. These devices are extremely valuable, as they offer an extra level of protection against electrical fires due to loose wiring terminations in these areas. All AFCIs that were tested responded properly. Inspection of the electrical system did not disclose any visible, known need for improvement at this time. Many systems are dynamic in that they are exposed to wearing and damage that could require action for correction at any time in the future. If a technical evaluation is desired it would be prudent to consult a licensed electrical contractor for an evaluation of the system beyond the scope of this report.LIMITATIONS OF ELECTRICAL INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Electrical components concealed behind finished surfaces are not inspected. Only a representative sampling of outlets and light fixtures were tested. Furniture and/or storage, when occupied, restricted access to some electrical components which may not be inspected. The inspection does not include remote control devices, alarm systems and components, low voltage wiring, systems, and components, ancillary wiring, systems, and other components which are not part of the primary electrical power distribution system. The electrical systems of detached buildings, regardless of their use, are recognized by statute as outside the scope of a home inspection unless provisions are made to include the same with specified additional fees. The dead front cover on the electrical service panel was not removed. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. This confidential report is prepared exclusively for Thankful Home Buyers © 2012 Eagle Eye Home Inspections, Inc.
  • 12. Error! AutoText entry not defined. Page 12 of 20 HeatingDESCRIPTION OF HEATING Energy Source: Natural Gas Heating System Type: Mid-Efficiency Forced Air Furnace Manufacturer: PAYNE Location: attic Vents, Flues, Chimneys: Metal-Multi Wall Heat Distribution Methods: Ductwork/InsulatedHEATING OBSERVATIONS The distribution of heating is divided into two “zones” allowing for greater ease of balancing heating comfort. Evidence suggests that the heating system is a mid (80%) efficiency system. Heat distribution within the home is adequate.LIMITATIONS OF HEATING INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: The adequacy of heat supply or distribution balance is not inspected. The interior of flues or chimneys which are not readily accessible are not inspected. The furnace heat exchanger, humidifier, or dehumidifier, and electronic air filters are not inspected. Solar space heating equipment/systems are not inspected. The heating system was inspected but not operated due to external ambient temperatures. This is the same type of inspection, visual in nature, provided by code inspectors. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. This confidential report is prepared exclusively for Thankful Home Buyers © 2012 Eagle Eye Home Inspections, Inc.
  • 13. Error! AutoText entry not defined. Page 13 of 20 CoolingDESCRIPTION OF COOLING Energy Source: 240 Volt Power Supply Central System Type: Air Cooled Central Air Conditioning Manufacturer: PAYNE Size: 2.5 Ton Cooling Distribution Methods: Ductwork/InsulatedCOOLING OBSERVATIONS The cooling system was operated and performed normally without need for repairs to the system or visible ductwork at this time. No technical diagnostics were performed and no evaluations of the system’s internal components were made. Consult a cooling technician for a technical evaluation of the components if a technical evaluation is desired. The filter for the cooling system is located in ceilings on each floor. The distribution of cooling is divided into two “zones” allowing for greater ease of balancing cooling comfort. A circuit board monitors the air flow and temperatures of the "supply" air and provides a digital temperature read-out. (see photo) COOL!LIMITATIONS OF COOLING INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Window mounted air conditioning units are not inspected. The cooling supply adequacy or distribution balances are not inspected. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. This confidential report is prepared exclusively for Thankful Home Buyers © 2012 Eagle Eye Home Inspections, Inc.
  • 14. Error! AutoText entry not defined. Page 14 of 20 InteriorsDESCRIPTION OF INTERIOR Wall and Ceiling Materials: Drywall Floor Surfaces: Carpet Tile Wood Window Type(s): Single Hung/Insulated Fixed Pane/Insulated Doors: Wood-Hollow Core Attic Access: Pull Down Ladder in the hallway Gas Log Appliances: Direct-Vented Gas Log Appliance Family RoomINTERIOR OBSERVATIONS The interior of the dwelling is in new condition. No water stains were found on ceilings or walls to indicate any previous history of leakage at plumbing, roof coverings or attic-mounted cooling systems, if present. The windows are good quality units. RECOMMENDATIONS / OBSERVATIONS Safety: Although not structurally deficient, the wooden hand rail serving the stairs was noted as drooping (not a straight line) at the lower end of the stair. Straightening the hand rail is recommended for the safety of the occupants as well as for aesthetics.LIMITATIONS OF INTERIOR INSPECTION As prescribed in the pre-inspection contract, this is a visual inspection only. Assessing the quality and condition of interior finishes is highly subjective. Issues such as cleanliness, cosmetic flaws, quality of materials, architectural appeal and color are outside the scope of this inspection. Comments will be general, except where functional concerns exist. No comment is offered on the extent of cosmetic repairs that may be needed after removal of existing wall hangings and furniture. The inspection of the interior, especially windows, was limited by (but not restricted to) personal items set on or hanging inside window sashes, window treatments covering windows and furniture restricting access to windows and the following conditions: Furniture, storage, appliances and/or wall hangings are not moved to permit inspection and may block defects. The client is advised to inspect any components of the home which were hidden or visibility restricted by furnishings during the “walk through” prior to purchase. The inspection does not include areas or components which not readily visible during the inspection. Carpeting, floors hidden by rugs, walls and/or evidence of defects covered by furnishings, window treatments, central vacuum systems, household appliances, recreational facilities, paint, wallpaper, and other finish treatments are not inspected. Operation of the gas log appliance was not performed due to lack of a pilot. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. This confidential report is prepared exclusively for Thankful Home Buyers © 2012 Eagle Eye Home Inspections, Inc.
  • 15. Error! AutoText entry not defined. Page 15 of 20 Insulation / VentilationDESCRIPTION OF INSULATION / VENTILATION Attic Insulation: R38 Fiberglass in Main Attic Exterior Wall Insulation: R13 Fiberglass Crawl Space Insulation: R19 Fiberglass Vapor Retarders: Polyethylene over Soil Roof Ventilation: Ridge/Eve Vents Crawl Space Ventilation: Exterior Wall Vents Exhaust Fan/Vent Locations: Bathroom Clothes DryerINSULATION / VENTILATION OBSERVATIONS This is a well insulated home in keeping with modern standards. An insulation "card", or document, left by insulation installer, is visible in the attic. Typically, an insulation card provides information regarding the type of insulation, the depth of insulation and the estimated R value for insulation in the walls separating "conditioned air space" areas from the unconditioned areas.LIMITATIONS OF INSULATION / VENTILATION INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed. Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identified without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection. An analysis of indoor air quality is not part of our inspection unless explicitly contracted-for and discussed in this or a separate report. Any estimates of insulation R values or thickness are rough average values. An inspection of insulation seals at doors and windows for energy efficiency is outside the scope of this report. The attic was viewed from the floored areas only. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. This confidential report is prepared exclusively for Thankful Home Buyers © 2012 Eagle Eye Home Inspections, Inc.
  • 16. Error! AutoText entry not defined. Page 16 of 20 AppliancesDESCRIPTION OF APPLIANCES Appliances Tested: Dishwasher Waste Disposer Laundry Facility: 120 Volt Circuit for Washer/240 Volt Receptacle for Dryer/Hot and Cold Water Supply for Washer with Waste Standpipe Dryer Vented to Building ExteriorAPPLIANCES OBSERVATIONS The dishwasher was operated through a full, heated cycle and performed normally. The appliances in the home are new. Warranties should be available from the manufacturers. RECOMMENDATIONS / OBSERVATIONS Safety: In the event a free-standing range/oven is installed, it would be prudent to consult an appliance technician to install an “anti-tilt” device at the rear side of the free-standing range. The device is provided by the manufacturer with all free-standing cooking appliances since 1988. This device, when fastened to the floor, would prevent the range falling forward when downward pressure is applied to the oven door. According to a March 2007 report (http://www.cpsc.gov/LIBRARY/range07.pdf) by the CPSC (Consumer Products Safety Commission), there were 33 fatalities and 84 severe injuries from 1/1980 to 12/2006 as a result of a missing anti-tip device on free-standing range/ovens during that period. Anti-tip devices became a UL* requirement June 3, 1991, and subsequently, any free- standing range installed without the device completely secured using all pre-punched openings is improperly and incompletely installed according to the manufacturers and ULs specifications. (*Underwriters Laboratories is an independent product safety certification organization, http://en.wikipedia.org/wiki/Underwriters_Laboratories) . An Inside Edition episode shows how accidents happen. If you have children to protect I recommend you watch this with interest. http://www.youtube.com/watch?v=kiDaCcyTQt0&feature=related Safety: Evidence suggests that the clothes dryer vent tubing runs nearly vertical for a distance of 10+ feet, then horizontally to an opening in the right side exterior wall. The clothes dryer vent (located on the main floor above a crawl space) could have been routed downward and across the crawl space to exit the right side wall more easily, and, by doing so, provide a greater margin of safety for the occupants. Clothes dryer vent fans, especially when older, may fail to fully discharge the lint material and fully exit the roof opening. It is the responsibility of the occupant to maintain a clear exhaust vent to avoid the risk of a clothes dryer vent fire. As an example of the risk, in 1998 there were 20 deaths and 370 injuries from 15,600 clothes dryer fires in the U.S. You can read more at: http://www.cpsc.gov/CPSCPUB/PUBS/5022.html. Ideally, clothes dryer vents should run downward, when possible, and then horizontally with a 4" metal tubing limiting the total distance to 20 feet. The design of many modern homes can necessitate (though not in this home) the laundry appliances far away from exterior walls necessitating a vertical vent, especially with "on slab" floor structures. It may be helpful, for added occupant safety, to consult an appliance technician to evaluate the discharge location and venting material installation for the clothes dryer vent. In any case, proactive maintenance and frequent inspection of the clothes dryer vent to maintain a clear exhaust of lint would be prudent. Further evaluation of the clothes dryer vent is beyond the scope of this report. Recommend consulting the builder on routing the vent downward and across the crawl space to exit the right side wall at a damper-like vent for a greater margin of safety. Maintaining a vertical, lengthy vent simply increases the risk of a lint fire hazard when not required by design.LIMITATIONS OF APPLIANCES INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions Thermostats, timers and other specialized features and controls are not tested. The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection. Refrigeration and laundry appliances are recognized by statute as outside the scope of a "home inspection". If inspection and evaluation of these appliances is desired please consult an appliance technician for assurance of serviceability. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. This confidential report is prepared exclusively for Thankful Home Buyers © 2012 Eagle Eye Home Inspections, Inc.
  • 17. Error! AutoText entry not defined. Page 17 of 20 Photos Views of the rear wooden deck from each side. The height from the deck level to the soil exceeds 48", therefore requiring lateral bracing. The bottom end of the step stringers are supported by 2x members Unless stamp-rated for "soil contact", 2x PT components should not extended from above and secured with nails. This is not the be embedded in soil due to the risk of weakening the "protection" recommended and best method of supporting the steps. Over time, reducing the service life. nails pull loose and nail-secured components loosen. The bracing (4 x 4s only, not 2x6s) of the corner posts is not In addition to being the incorrect dimension and installed incorrectly,accomplished with this design. In addition, lateral braces are required the lateral bracing should not be embedded in the soil. to be bolted to each post and installed per Appendix M, Section 8B of the NCRC. This confidential report is prepared exclusively for Thankful Home Buyers © 2012 Eagle Eye Home Inspections, Inc.
  • 18. Error! AutoText entry not defined. Page 18 of 20Notching of the guard rail support posts is not recommended. This reduces the effective strength of the post to a 2x4, rather than a 4x4. Under a stress load, the post is more likely to split along the notch and fall away, even if bolted. The rectangle in the left side photo shows that the posts are not bolted to the deck frame. Nails are more likely to loosen due to wooden shrinkage over time. The area covered with vinyl siding below the deck is wood-framed and subject to moisture damage.The red arrow indicates where the flashing is installed "above" the deck girder. The green arrows indicate where flashing is missing below the deck girder. Without flashing installed behind the girder and extending over the top edge of the vinyl siding there is a risk of moistureintrusion behind the siding. This inspector has witnessed lots of damage to homes below the girder when flashing is missing, which is almost always the case. This confidential report is prepared exclusively for Thankful Home Buyers © 2012 Eagle Eye Home Inspections, Inc.
  • 19. Error! AutoText entry not defined. Page 19 of 20Metal flashing that extends under the siding and over the front edge Flashing is installed over the sliding door frame on the rear wall.over the crawl space door frame is missing. This is a building code requirement. View of the electrical service panel. The water heater is located in the garage. The gas-fired furnace is located in the attic. The temperature of the air supply is visible in a digital display in the attic. COOL! This confidential report is prepared exclusively for Thankful Home Buyers © 2012 Eagle Eye Home Inspections, Inc.
  • 20. Error! AutoText entry not defined. Page 20 of 20 During operation of the cooling system, condensate will drain from If condensate drains from the protruding tubing from the rear roof the white tubing near the compressor. eve you should shut down the cooling system immediately and call a mechanical contractor for evaluation. The clothes dryer vent is routed approximately 10 feet vertically before turning horizontal and terminating at the right side wall. Frequentcleaning of the exhaust vent is recommended for occupant safety. The vent could have easily vented downward through the crawl space to exit the right side wall while providing a greater margin of safety for occupants. Duh! This confidential report is prepared exclusively for Thankful Home Buyers © 2012 Eagle Eye Home Inspections, Inc.