Triangle Home Services, Inc. - Duke University

INSPECTION REPORT For

Sayan Mukherjee & Jenny Tung

Inspection Address – 2120 Englewood Avenue

Durham, NC 27705

Age of Structure: 1929 Year Built (93 years)

Square Footage: 2200

Reason for Inspection: Pre-purchase

Performed on February 16, 2012

Time: 8:00 a.m.

Agent: Larry Tollen

Home-Team

Triangle Home Services, Inc.

Thomas R. Williams, P. E.

NC Home Inspector License # 268

117 Mill Creek Drive

Fuquay-Varina, N.C. 27526

Phone/Fax (919) 557 – 4444

Sayan Mukherjee & Jenny Tung 2120 Englewood Avenue, Durham, NC 27705 February 16, 2012

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I. REPORT OVERVIEW & SUMMARY

THE SCOPE AND PURPOSE OF THE INSPECTION

The Home Inspection is a specific service conducted according to the terms of the Inspection Contract and according to the

Standards of Practice of the North Carolina Home Inspectors Licensure Board. The Contract and the Standards are

included in this report. Please be sure you have read and understand them.

The purpose of the inspection is to provide the client with a better understanding of the condition of the property, as

observed at the time of inspection. Our goal is to inspect the systems and components specified for inspection in the N.C.

Standards of Practice, to report those which do not function as intended, allowing for normal wear and tear, conditions

requiring immediate major repair, which are defined as conditions which severely affect the habitability of the house and

which typically cost more than $500 to repair. Many reports may also include minor repair items, but it is not the purpose

of the inspection to include all such items. Many items in the report are provided as general maintenance items needing

repair to avoid a more major repair later.

This property is not inspected by Triangle Home Services, Inc. for the presence or absence of health-related fungi, molds or

mildew. Triangle Home Services, Inc. if not qualified, nor licensed to inspect for health related fungi, molds or mildew.

Triangle Home Services, Inc does not inspect for wood destroying insects as the company is not licensed to perform wood

destroying insect inspections. Appropriate licensed Pest Control Companies should be contacted to perform such

inspections.

The system components inspected are those listed in the Contents on the cover page. Details are provided in each section of

the report.

Conditions can exist which will not be detected by normal inspection procedures, and components can fail after the date of

inspection. Accordingly, this inspection is not a warranty of system or component conditions, and is not insurance against

system or components failure. All homebuyers should budget for unexpected repairs. Homebuyer's insurance is available

from several sources.

UNDERSTANDING THE INSPECTION REPORT

This report includes the following information:

Section I (this part) includes the SUMMARY OF CONDITIONS FOR ATTENTION listing those items which, in our

experience, do not function as intended or adversely affects the habitability of the dwelling as well as items that appear to

warrant further investigation by a specialist or subsequent observation or are in need of prompt attention, in need of further

analysis based on conditions observed, or require a decision on your part. However, this Summary does not include all of

the important purchase decisions. You must read the entire report to make an informed purchase decision, along with a

termite report, a septic system report if applicable, and a water quality report if applicable. Omission of conditions from

this summary shall not be considered an omission from the report; you may or may not have contractual rights regarding

conditions in any part of the report.

Sections II - X provide additional information about the general condition of the major systems, operating and maintenance

comments or recommendations, and details about the scope and limitations of the inspection.

All locations are referenced from a standing position out at the street facing the house.


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I. REPORT OVERVIEW & SUMMARY (continued) SUMMARY OF CONDITIONS FOR ATTENTION 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 purchase contract, contact your North Carolina real estate agent or an attorney.

Any repair, replacement, further evaluations, or consultation regarding structural issues, plumbing issues, electrical issues, and/ or

HVAC issues need to be performed by licensed contractors in the appropriate fields.


General Comment This house was built when lead based paint was commonly used. While this home has been painted several times since

lead based paint has been removed from the market, the possibility exists that some lead based paint could exist under

the extreme coat. However, the present exterior coat does seal the exterior. Lead based paint has been raised as an

environmental concern where children may inject pieces of paint.

This home was also built when asbestos was commonly incorporated in building materials which could still be present

in the home, such as ceiling tiles, flooring and pipe insulation. As stated earlier, a home inspection does not address

environmental issues or health hazards. Repair and renovations can disturb such materials which may require

additional environmental cleanup and disposal costs.

Foundation Basement & Structure Floor Joist/Trusses - Noted decayed wood in the left front band joist under the front porch floor. See picture(s) # 13 & 14 at end of

this report.

Noted support under the old original left wall between the rear center bedroom and the laundry room has been removed. Should

have been addressed by engineer evaluation. See picture(s) # 19 at end of this report.

Noted cut girder under the downstairs bath with a steel post installed on CMU. See picture(s) # 33 - 36 at end of this report.

Sub-flooring/Band Joist - Noted repair and replacement of band joist in left laundry room wall in left rear basement corner. See

picture(s) # 37 & 38 at end of this report.

Pier/Column Condition, Cracks – Needs Further Evaluation - Noted multiple foundation cracks in masonry foundation and

basement walls. These cracks have been inspected by two structural engineers and there are two structural engineer letters

prepared with recommendations: one dated May 22, 2205 by Engineering Consulting Services, Ltd and a second one dated

February 15, 2012 by Excel Engineering. Follow recommendation by engineering company for any and all repairs. See

picture(s) # 02 - 32 at end of this report. Be sure all areas of settlement and foundation wall cracking and movement are

addressed.

Noted two dropped girders installed under the front porch that have fallen and are no longer installed. See sample picture(s) #

21 at end of this report.

Noted the right rear pier and right foundation wall shown signs of movement and weak attempt at repairs. See picture(s) # 04 –

05, 09, 24 - 26 at end of this report.

Additional Comment - Based on the age of the existing foundation and the later expansion of the basement, there are areas where

the mortar has deteriorated and the masonry brick are loose, areas where prior work has removed some of the top CMU blocks ,

areas showing both horizontal and vertical cracks and movement in the foundation and basement walls and buckling of some

walls. The left front roof line and porch floor show signs of settlement and sagging with decay noted in the above comments as

well as loose masonry foundation bricks under this area. Be sure the engineering report addresses all areas commented on and

pictured and include comments about repair. Any and all structural repair work should be completed under design and

supervision a registered engineering or engineering company. Upon completion of all structural work, be sure there is a sealed

engineering letter stating the structural integrity of the foundation and floor system at the time of repair as any evidence left

visible will re-appear on future home inspection reports recommending further evaluation by a registered engineer. This letter

will prove valuable at that time to address any red flag concerns that a potential buyer may have.

Based on my reading of the two engineering letters and the recommendations from each engineering firm, not all the repairs

were completed from the 2005 letter. This letter addressed some of the floor sagging, joist sizes and spacing that were not

specifically commented on by the 2nd engineering letter and there is little said about the left front corner of the porch area.

Exterior Siding Condition – Repair - Noted dents in aluminum siding and corner trim in right front corner of family room. See picture(s) #


Noted open gap along the right exterior aluminum siding to masonry chimney – conducive to allowing water infiltration. See


Noted loose aluminum siding under the left exterior laundry room casement windows. See picture(s) # 42 at end of this report.

Noted open gap along the left and right front corner of the aluminum trim to the front upstairs dormer. See sample picture(s) #



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Exterior (Cont.) Windows – Repair - Noted broken window weights to the left front window of the dining room and the sash falls when window is

unlocked. See picture(s) # 44 & 45 at end of this report.

Noted loose window lock to right exterior window in the right side front most bedroom. See picture(s) # 46 at end of this report.

Noted cracked glass pane in the left rear upper sash of the rear double window set in the rear center bedroom. See picture(s) #

47 & 48 at end of this report.

Noted broken thermal glass seals and missing hook to open/operate the two second floor skylights. See picture(s) # 49 & 50 at

end of this report.

Noted none of the laundry room metal casement windows are operable. See picture(s) # 51 at end of this report.

Noted many upper sashes are stuck closed and inoperable.

Porch/Stoop - Noted water damage and decay to the tapered wood columns supporting the left front corner of the porch roof. See

picture(s) # 52 at end of this report.

Steps - Noted water damage and decay to lower sections of left front porch steps. See picture(s) # 15 & 16 at end of this report.

Railings – Repair - Noted some decay and loose porch railing along the left side and left front porch. See picture(s) # 53 & 54 at

end of this report.

Roofing Flashing & Joints – Repair - Noted counter flashing has been removed from around the chimney. See picture(s) # 57 at end of this

report.

Chimney – Repair - Noted top of family room chimney has unsecured bricks around top two to three courses and no concrete

chimney crown to prevent water infiltration. Repair needed. See picture(s) # 55 & 56 at end of this report.

Noted cracks and erosion around the top of the rear chimney – needs re-sealing. See picture(s) # 58 at end of this report.

Roof Additional Comments - Noted the roof rafters and roof sheathing were not visible to inspect due to insulation installed

between the roof rafters in the right front and left front attic. See sample picture(s) # 59 at end of this report.

Noted no attic access above the second floor ceiling. Could not inspect. See picture(s) # 60 at end of this report.

Plumbing System Condition of Water Piping (interior) - Noted water supply piping in crawl space not secured to floor joist adding stress, strain to

plumbing joints. See picture(s) # 61 at end of this report.

Connections at Plumbing Fixtures, including faucets & traps - Noted leak around the kitchen sink faucet and the vegetable sprayer

hose support is not properly installed. See picture(s) # 62 at end of this report.

Noted hot water supply to the washing machine has a slow drip leak – cut off valve does not completely cut off water. See


Water Heaters - Noted the water heater has a full insulation cover taped and sealed over tank and all labels except for thermostat

access. See picture(s) # 64 at end of this report.

Bathroom Plumbing Fixtures - Noted the seat lid is broken loose from the bolt on the downstairs toilet lid and there is a vegetable

sprayer that has been added to the toilet supply line. Extremely unusual. Sprayer is leaking water on tile floor. See picture(s) #


Noted front most vanity sink in upstairs bath is slow to drain. See picture(s) # 66 at end of this report.

Noted rust around the second floor tub drain. See picture(s) # 69 at end of this report.

There is evidence that the upstairs may have been finished without a building permit, based on light fixture next to tub, ceiling

height over vanity and tub area, electrical receptacle not secured in wall and no crimps on electrical ground. See picture(s) # 67

& 68 at end of this report.


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Electrical System Main Service Cable Attached to House - Repair - Noted mounting bracket pulled loose from the left exterior wall securing the

service entrance conduit – needs re-securing. See picture(s) # 70 at end of this report.

House Wiring - Noted several open junction boxes with exposed wiring and several open electrical wires not properly terminated

in junction box with cover scattered throughout the basement and crawl space. See picture(s) # 71 – 74, 76 - 78 at end of this

report.

Noted damaged wire insulation in basement area under the dining/kitchen area. See picture(s) # 75 at end of this report.

Could not determine the function of the rear most laundry room wall switch. See picture(s) # 79 at end of this report.

Noted several duplex receptacles on the second floor walls are not secured to walls – need re-securing. See picture(s) # 80 - 82 at

end of this report.

Noted the ceiling light over the stairs was inoperable. See picture(s) # 83 at end of this report.

Noted an open electrical junction box in the rear upstairs attic. See picture(s) # 84 at end of this report.

Noted an open ground and loose receptacle on the front basement wall. See picture(s) # 85 at end of this report.

Noted there are several GFCI duplex receptacles installed throughout the house that are wired into a two-wire ungrounded

receptacle. The GFCIs are not properly labeled “GFCI Protected - No equipment ground”: three in kitchen, one in family room,

rear wall in right side front most bedroom and rear bedroom. See picture(s) # 86 - 89 at end of this report.

Noted floor duplex receptacle in the family room has no protection cover over outlet to prevent breakage or electrical shock. See


Outside Receptacles and Fixtures GFCI - Noted no GFCI protection to basement duplex grounded receptacle – has been added –

not original to house. See picture(s) # 91 at end of this report.

Central Heating/Air Conditioning System HVAC - Too cold to safely operate A/C. Outside ambient temperature < 60°F.

Fireplaces – Repair - Noted no hearth to front of family room fireplace and noted mortar gap between brick front and wood frame

above firebox. Needs re-pointing. This fireplace has a wood frame build-out. Needs further evaluation to ensure this is allowed

for safe operation. See picture(s) # 92 & 93 at end of this report.

Filters - Noted filters are dirty - need changing.

Condensate Drain – Needs Further Evaluation - Noted the secondary condensate drain is turned up to the second floor A/C –

conducive to allowing the main condensate drain to overflow and flood bottom of pan. Needs further evaluation. See picture(s) #


Noted improper condensate drain trap to main HVAC system. See picture(s) # 97 at end of this report.

HVAC Additional Comments - Noted gas valve cut off to the free standing gas heater to the second floor. This heater has been

abandoned since the full HVAC second floor system was installed. See picture(s) # 94 at end of this report. However, the gas

flue was installed in contact with wood roof sheathing. See picture(s) # 95 at end of this report.

Interior & Kitchen Appliances Walls – Needs Further Evaluation - Noted crack and bulge in wall over the dining room to kitchen door. See picture(s) # 98 & 99

at end of this report.

Noted a repaired wall crack to plastic wall in the clothes closet of the left rear bedroom. See picture(s) # 100 at end of this

report.

Ceilings – Needs Further Evaluation - Noted crack in the second floor ceiling on both sides of the room. See picture(s) # 101 - 105


Noted tile ceiling in rear center bedroom that may have possible asbestos in these types of tile. See picture(s) # 106 at end of this

report.

Noted improper ceiling height over vanity sink on rear sink in upstairs bath and across rear of bath. Be sure this bath was

upgraded under a building permit.

Steps – Repair - Noted split wooden noising on one of the steps leading from the second floor to landing – needs repair. Tripping

hazard. See picture(s) # 110 at end of this report.


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Interior & Kitchen Appliances (Cont.) Doors – Repair - Noted double closet door in right rear first floor bedroom has rear door that will not latch closed. See picture(s) #


Noted downstairs bath door does not latch closed. See picture(s) # 108 at end of this report.

Noted upstairs French door to bath does not latch closed. See picture(s) # 109 at end of this report.

Ceiling Fans - Noted the family room ceiling fan and light were inoperable. These are remote controlled and controls were not on

site. See picture(s) # 111 at end of this report.

Noted right side front most bedroom ceiling fan wobbles. Blades need balancing – conducive to causing premature failure of

light bulbs and fan motor bearing wearing out. See picture(s) # 112 at end of this report.

Range - Noted anti-tilt device is not installed and is not functional.

Noted the right front gas burner, when facing front of stove, would not light or operate. See picture(s) # 113 at end of this report.

Insulation & Ventilation Wall Insulation - Noted fallen insulation behind the second floor knee walls. See picture(s) # 114 & 115 at end of this report.

Bath Exhaust Fans - Noted no bathroom exhaust fan installed to the downstairs bath and no exterior window. Bathrooms,

generally, are required to have an exhaust fan or an exterior window. See picture(s) # 116 at end of this report.


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II. FOUNDATION - BASEMENT - AND STRUCTURE Inspection includes: Visible accessible components of the foundation, floors, walls columns, ceilings, and roof

structures. This is the load bearing "skeleton" of the house. Methods Used to Observe Under floor Crawl Spaces: Entered crawl space through interior through crawl space door inside basement

and crawled under crawl space. Performed a visual inspection using a battery operated Streamlight flashlight, Delmhorst BD 2100

moisture meter and probed areas around plumbing, deck attachments, and exterior doors using a 12” probe

Foundation Type: Concrete [] Partial Concrete Masonry Block (CMU) [X] Brick [X] Thickness [4 & 8"]

Partial Basement [X] Pier & Curtain Wall [] Concrete Slab floor [] Crawl Space [X] Pier block & brick [X]

Floor Structure type: Solid Wood Floor Joists with Solid wood girders / 2nd floor system not visible due to finished 1st floor ceiling

and finished 2nd floor

The perimeter foundation walls of this home consist of a combination of piers and curtain wall which was common construction

when this home was built. There looks to have been partial basement using 8” CMUs block installed in the center and left rear

corner of the home. Since construction addition crawl space soil was removed to enlarge the basement. Currently the area under the

front porch and about 2/3rd of the right side of the house are the only crawl space left. The remainder was dug out and converted to

basement with a low 6 – 6 1/2’ ceiling.

Key S = Satisfactory/Functional; M = Marginal/Functional/Needs attention/repair; N/A = Not Applicable; O = Operating; N = Not operating U = Unsatisfactory/Not Functional/Needs attention/repair; NFE = Needs further evaluation; Y = Yes; N/V = Not Visible

CHECKPOINT RATING COMMENTS

1. Grade at Foundation S

2. Walks/Driveways S

3. Retaining Walls N/A

4. Sill Plate N/A

5. Footing Drain Pipe N/V

6. Floor Joist/Trusses Repair • Noted decayed wood in the left front band joist under the front porch floor. Structural

Repair is needed. See picture(s) # 13 & 14 at end of this report.

• Noted support under the old original left wall between the rear center bedroom and the

laundry room has been removed. Should have been addressed by engineer evaluation.

See picture(s) # 19 at end of this report.

• Noted cut girder under the downstairs bath with a steel post installed on CMU. See

picture(s) # 33 - 36 at end of this report. This area needs further evaluation and

comment by a structural engineer if not included in the recent engineering report.

7. Sub-flooring/Band Joist Noted repair and replacement of band joist in left laundry room wall in left rear basement

corner. See picture(s) # 37 & 38 at end of this report.

8. Pier/Column Condition NFE • Noted multiple foundation cracks in masonry foundation and basement walls. These

cracks have been inspected by two structural engineers and there are two structural

engineer letters prepared with recommendations: one dated May 22, 2005 by

Engineering Consulting Services, Ltd and a second one dated February 15, 2012 by

Excel Engineering. Follow the recommendation by engineering company for repairs.

See picture(s) # 02 - 32 at end of this report.

• Noted two dropped girders installed under the front porch that have fallen and are no

longer installed. See sample picture(s) # 21 at end of this report.

• Noted steel posts installed under part of basement for first floor support.

• Noted the rear deck is built under modern construction standard with proper deck bolts,

deck post bracing and deck railing.

• Noted the right rear pier and right foundation wall shown signs of movement and weak

attempt at repairs. See picture(s) # 04 – 05, 09, 24 - 26 at end of this report.

9. Cracks NFE See “Pier/Column Condition” comments above.

10. Prior Water Infiltration S Moisture in floor joists/timber ranged from 8 to 11% at time of inspection with 52°F

outdoor temperature.

11. Chimney Foundation S

12. Distance of First Wood to

Ground

S

13. Sump Pump Y Noted sump pump installed in the left front corner of the crawl space. Pump well was dry

at time of inspection.


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II. FOUNDATION - BASEMENT - AND STRUCTURE

FOUNDATION ADDITIONAL COMMENTS Based on the age of the existing foundation and the later expansion of the basement, there are areas where the mortar has

deteriorated and the masonry brick are loose, areas where prior work has removed some of the top CMU blocks , areas showing both

horizontal and vertical movement in the foundation and basement walls and buckling of some walls. The left front roof line and

porch floor show settlement and sagging with decay noted in the above comments as well as loose masonry foundation bricks. Be

sure the engineering report addresses all areas shown above and include comments about repair. Any and all structural repair work

should be completed under the Engineering supervision and design. Upon completion of all structural work, be sure there is a sealed

engineering letter stating the structural integrity of the foundation and floor system at the time of repair as any evidence left visible

will re-appear on future home inspection reports recommending further evaluation by a registered engineer. This letter will prove

valuable at that time to address any red flag concerns that a potential buyer may have.

Based on my reading of the two engineering letters and the recommendations from each engineering firm, not all the repairs were

completed from the 2005 letter. This letter addressed some of the floor sagging, joist sizes and spacing that were not specifically

commented on by the 2nd engineering letter and there is little said about the left front corner of the porch area.

FOUNDATION NOTES & RECOMMENDATIONS Keep your house under contract with a reputable pest control operator and be certain to have an annual termite inspection.

Note: A licensed general contractor should perform any structural repair, replacement, evaluation, or consultation of like kind. A

registered engineer should evaluate any structural deficiency where like kind replacement cannot be made, or integrity of structural

strength has been compromised.


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III. EXTERIOR: SIDING, WINDOWS, DOORS, AND OTHER

ELEMENTS Inspection includes: (1) Exterior wall cladding (siding, etc.) flashing, and trim. (2) Entryway doors and representative sample

inspection of windows. (3) Garage doors and door operators. (4) Decks, balconies, stoops, steps, areaways, and porches,

including railings. (5) Eaves, soffits and fascias. (6) Vegetation, grading, drainage, driveways, patios, walkways and retaining

walls, with respect to their effect on the condition of the building.

Wall Structure Type: Wood Frame standard dimensional lumber Type Material: Aluminum Siding retrofitted over wood siding



1. Siding Condition Repair • This is an old wood framed wood cladded home that has had an aluminum

siding retrofitted over the wood siding.

• Noted dents in aluminum siding and corner trim in right front corner of

family room. See picture(s) # 39 at end of this report.

• Noted open gap along the right exterior aluminum siding to masonry chimney

– conducive to allowing water infiltration. See picture(s) # 40 & 41 at end of

this report.

• Noted loose aluminum siding under the left exterior laundry room casement

windows. See picture(s) # 42 at end of this report.

• Noted open gap along the left and right front corner of the aluminum trim to

the front upstairs dormer. See sample picture(s) # 43 at end of this report.

2. Cracks (masonry) Y

3. Vegetation S

4. Windows Repair • Noted broken window weights to the left front window of the dining room and

the sash falls when window is unlocked. See picture(s) # 44 & 45 at end of

this report.

• Noted loose window lock to right exterior window in the right side front most

bedroom. See picture(s) # 46 at end of this report.

• Noted cracked glass pane in the left rear upper sash of the rear double window

set in the rear center bedroom. See picture(s) # 47 & 48 at end of this report.

• Noted broken thermal glass seals and missing hook to open/operate the two

second floor skylights. See picture(s) # 49 & 50 at end of this report.

• Noted none of the laundry room metal casement windows are operable. See


• Noted many upper sashes are stuck closed and inoperable.

5. Doors S

6. Trim-work S

7. Storm Windows S

8. Porch/Stoop U Noted water damage and decay to the tapered wood columns supporting the left

front corner of the porch roof. See picture(s) # 52 at end of this report.

9. Deck S

10. Steps U Noted water damage and decay to lower sections of left front porch steps. See


11. Balconies N/A

12. Railings Repair Noted some decay and loose porch railing along the left side and left front

porch. See picture(s) # 53 & 54 at end of this report.

13. Shed N/A

14. Carport N/A

15. Garage N/A

16. Garage Door opener

reversing mechanism

N/A

EXTERIOR ADDITIONAL COMMENTS


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IV. ROOF

Inspection Includes: Roof coverings, roof drainage systems, flashing, skylights, chimney, roof penetrations, and signs of

active leaks or abnormal condensation on building components.

Roof Type: Flat [] Shed [] Gabled [X] Hip [] Mansard [] Method Used to Observe Roofing Surface: Visual/Binoculars-standing on ground/Walk On/With Ladder Leaning Against House Materials: Asphalt [] Asbestos [] Ceramic [] Slate [] Wood []

Metal [] Asphalt Roll [] Composition [X] Fiberglass []

Layers: Not Original [X] Original [] One Layer [X] Two Layers []

Rain Gutter Type: Galvanized [] Aluminum [X] Copper [] None []

Attic Access Method: Entered attic by way of crawl in doors in rear kneel wall and front knee wall of second floor /

Performed visual inspection using battery operated Streamlight flashlight & Tape measure & probe

with 8 to 10” probe

Attic Ventilation Type: Some Soffit Vents [] Ridge Vents [] Gable [X]

Power Fan [] Wind Turbine [] Vent Caps []



1. Condition of Shingles S

2. Flashing & Joints Repair Noted counter flashing has been removed from around the chimney. See

picture(s) # 57 at end of this report. 3. Soffit/Fascia/Rake/Eaves S

4. Skylights S

5. Vent Pipes S

6. Chimney U • Masonry and metal gas flue pipes.

• Noted top of family room chimney has unsecured bricks around top two to

three courses and no concrete chimney crown to prevent water infiltration.

Repair needed. See picture(s) # 55 & 56 at end of this report.

• Noted cracks and erosion around the top of the rear chimney – needs re-

sealing. See picture(s) # 58 at end of this report.

7. Gutters S

8. Down spouts S

9. Attic Water Infiltration S/Y Dry at time of inspection.

10. Attic Wood Condition S

11. Joists & Rafters S Solid wood roof rafters

12. Sheathing S Solid Wood Sheathing

13. Trusses N/A

ROOF ADDITIONAL COMMENTS • Noted the roof rafters and roof sheathing were not visible to inspect due to insulation installed between the roof

rafters in the right front and left front attic. See sample picture(s) # 59 at end of this report.

• Noted no attic access above the second floor ceiling. Could not inspect. See picture(s) # 60 at end of this report.


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V. PLUMBING Inspection includes: (1) Interior water supply, waste, and vent pipes. (2) Faucets and fixtures. (3) Functional flow and

drainage. (4) Leaks & Cross connections. (5) Domestic water heating equipment. (6) Inspection does not include

underground or concealed components, wells and water quality, inaccessible pumps, private sewage disposal

systems, sprinkler systems, water conditioning equipment, hot tubs, and solar equipment.

Water Supply: Municipal [X] Well [] Community Well [] Water Supply Piping: Copper [X] Pex [] Polybutylene [] Galvanized [X] Water Distribution Piping: CPVC [] Copper [X] Galvanized [] Pex w/metal fittings [X] Waste Disposal: Municipal [X] Septic [] Drain & Waste Piping: ABS [] Copper [] Galvanized [X] PVC [X] Cast Iron [X] Vent Piping: ABS [] Copper [] Galvanized [] PVC [X] Cast Iron [X] Hot Water Heater Type: Gas [] Electric [X] Other [] Capacity: Unknown Gallons. Manufacturer: Unknown Model #: Unknown



1. Condition & Existence of

Vent Pipe system to

Exterior

S

2. Water Pressure

(Functional Flow)

S

3. Functional Drainage S

4. Condition of Water

Piping (interior)

U Noted water supply piping in crawl space not secured to floor joist adding stress,

strain to plumbing joints. See picture(s) # 61 at end of this report.

5. Main Water Shutoff

Valve

N/V

6. Connections at Plumbing

Fixtures, including

faucets & traps

U • Noted leak around the kitchen sink faucet and the vegetable sprayer hose support

is not properly installed. See picture(s) # 62 at end of this report.

• Noted hot water supply to the washing machine has a slow drip leak – cut off

valve does not completely cut off water. See picture(s) # 63 at end of this report.

7. Interior Drain, Sewer &

Vent Piping

S

8. Water Heaters S/O • Located in basement on pressure treated wood blocks with pressure relief pipe

extended to within 6-inches of basement concrete floor. Both upper and lower

heating elements and thermostats were operable at time of inspection. No visible

leaks at time of inspection.

• Noted the water heater has a full insulation cover taped and sealed over tank and

all labels except for thermostat access. See picture(s) # 64 at end of this report.

9. Bathroom Plumbing

Fixtures

U • Noted the seat lid is broken loose from the bolt on the downstairs toilet lid and

there is a vegetable sprayer that has been added to the toilet supply line.

Extremely unusual. Sprayer is leaking water on tile floor. See picture(s) # 65 at

end of this report.

• Noted front most vanity sink in upstairs bath is slow to drain. See picture(s) # 66


• Noted rust around the second floor tub drain. See picture(s) # 69 at end of this

report.

• There is evidence that the upstairs may have been finished without a building

permit, based on light fixture next to tub, ceiling height over vanity and tub area,

electrical receptacle not secured in wall and no crimps on electrical ground. See



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V. PLUMBING (continued)



10. Bathroom Tile, Grout

& Caulk

S

11. Shower Pan N/V

12. Laundry Tub N/A

13. Bar Sinks N/A

14. Interior Non-

Submersible Water

Well Pump

N/A

15. Exposed Water Storage

Tanks

N/A

Other:

16. Whirlpool Tub N/A

17. Well & Septic System N/A

18. Condensate Pump N/A

19. Drainage Ejector Pump N/A

20. Water Softener N/A

21. Water Filter N/A

PLUMBING ADDITIONAL COMMENTS Note: A licensed plumbing contractor should perform any plumbing repair, replacement, evaluation, or consultation.

PLUMBING NOTES & RECOMMENDATIONS • At your pre-closing walk through, be sure to check all plumbing fittings under sinks and vanity areas to ensure that they are not

leaking due to vacating house. Sometimes these fittings and joints can be accidentally bumped when packing and leaks can

occur between the time the home inspection was performed and the home is closed.

• Water heater maintenance recommendation: Drain about a gallon of water off the bottom of the tank twice a year (through the

drain valve). This removes sediment, which would reduce the efficiency of the water heater.

• Be sure to maintain and periodically renew the caulk in bathrooms, especially around tubs and showers. Many times what

appears to be a plumbing leak is actually water getting between a tub or shower and the adjacent floor or walls due to lack of

caulk. In bathrooms, 100% silicone sealant is recommended for caulking.


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VI. ELECTRICAL SYSTEM

Inspection includes: (1) Service entrance conductors (2) Service equipment, grounding equipment, main over-current device, main

and distribution panels. (3) Amperage and voltage ratings of the service. (4) Branch and circuit conductors, their over-current

devices, and the compatibility of their ampacities and voltages. (5) The operation of a representative number of installed

lighting fixtures, switches, and receptacles located inside the house, garage, and on its exterior walls. (6) 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. (7) The operation of Ground Fault Circuit Interrupters (GFIC) devices.

Main Service Capacity: [150] amps. 120 volts [] 120/240 volts [X]

Service Entry Conductor Type: House Power Panel [] Bus Bar [] Copper 2/0 [X] Aluminum 4/0 []

Location of Main Panel: Basement Overhead [X] Underground []

Meter Seal Intact: [X]

Main Panel Box Type: Circuit Breakers [X] & Fuses [X]

Additional Spaces Available: Yes [X] No []

# Of Disconnects to Cut All Power: [1] (6 is Max. allowed)

15 - 20 amp, 120 volt Branch Circuit Wiring: Copper [X] Al. [] Copper-Clad Al. []



1. Service Ground and

Bonding Wires

S Electrical ground is bonded to copper water piping.

2. Main Service Cable

Attached to House

Repair Noted mounting bracket pulled loose from the left exterior wall securing the

service entrance conduit – needs re-securing. See picture(s) # 70 at end of

this report.

3. Service Panel Box S Noted the main basement electrical breaker panel also sub feeds the old

original main fuse panel on the left rear sunroom/laundry porch

4. Breaker/Fuse Condition S

5. House Wiring U • Noted several open junction boxes with exposed wiring and several open

electrical wires not properly terminated in junction box with cover scattered

throughout the basement and crawl space. See picture(s) # 71 – 74, 76 - 78 at

end of this report.

• Noted damaged wire insulation in basement area under the dining/kitchen area.

See picture(s) # 75 at end of this report.

• Could not determine the function of the rear most laundry room wall switch. See


• Noted several duplex receptacles on the second floor walls are not secured to

walls – need re-securing. See picture(s) # 80 - 82 at end of this report.

• Noted the ceiling light over the stairs was inoperable. See picture(s) # 83 at end

of this report.

• Noted an open electrical junction box in the rear upstairs attic. See picture(s) #


• Noted an open ground and loose receptacle on the front basement wall. See


• Noted there are several GFCI duplex receptacles installed throughout the house

that are wired into a two-wire ungrounded receptacle. The GFCIs are not

properly labeled “GFCI Protected - No equipment ground”: three in kitchen, one

in family room, rear wall in right side front most bedroom and rear bedroom.

See picture(s) # 86 - 89 at end of this report.

• Noted floor duplex receptacle in the family room has no protection cover over

outlet to prevent breakage or electrical shock. See picture(s) # 90 at end of this

report.


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VI. ELECTRICAL SYSTEM (continued)



6. Wiring to Central

Heat/AC Systems

S Noted 20 & 40-amp breakers properly sized protecting A/C compressor unit.

7. Wiring to Other Major

Electrical Equipment

N/A

8. Outside Receptacles

and Fixtures GFCI

U Noted no GFCI protection to basement duplex grounded receptacle – has

been added – not original to house. See picture(s) # 91 at end of this report.

9. Bathroom GFCI S/O Located in half bath – protects all bath receptacles.

10. Kitchen GFCI O Located in kitchen on both small appliance countertop circuits.

11. Other GFCI N/A

Other: 1. Receptacles: Grounded [X] & Ungrounded [X]

2. Polarity: Satisfactory [X] Unsatisfactory []

3. Location of Distribution Panels: At HVAC units & in left rear sunroom/laundry porch

Wire Size Compatible with Safety Devices: Yes [X] No []

Distribution of Receptacles: Adequate [X] Marginal []

ELECTRICAL ADDITIONAL COMMENTS

Note: A licensed electrical contractor should perform any electrical repair, replacement, evaluation, or consultation.


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VII. CENTRAL HEATING/COOLING SYSTEMS Inspection includes: Permanently installed central heating and air conditioning equipment, normal operating controls, automatic

safety controls, distribution systems. Please refer to the NC Home Inspection Licensure Board’s Standards of Practice for details. Type: Gas Furnace/Air to Air Electric Central Air Conditioning

Brand: Goodman Mfg. Co./ Allstyle

Model #: AS24A140T evaporator / GMS90453BA (2005) gas furnace / CLJ18-1C (12/20) (2005) compressor

Model #: U-36 (1998) evaporator / GMP100-4REV B (1998) furnace / CK361a (25/40)(1999)compressor

Condition: Heat – Operating / Functional; A/C – Too cold to safely operate A/C. Outside ambient temperature < 60°F.

Temperature Drop Test: Too cold to safely operate A/C. (15°-20°F is normal range) Size Filters: 1- 14x20x1” 1 – 12x24x1”



1. Flue Pipes S

2. Chimneys S

3. Slope S

4. Joints S

5. Oil Tank N/A

6. Oil Tank Vent N/A

7. Draft Device S

8. Heat Exchanger O & N/V Recommend carbon monoxide detector.

9. Gas Furnace O & N/V

10. Thermostat O Too cold to safely operate A/C. Outside ambient temperature < 60°F.

11. Heat Pump N/A 12. Condenser Coil & frame - Too cold to safely operate A/C. Outside ambient temperature < 60°F.

13. Evaporator & frame - & N/V Too cold to safely operate A/C. Outside ambient temperature < 60°F.

14. Refrigerant Lines S Too cold to safely operate A/C. Outside ambient temperature < 60°F. 15. Outside Fan/Compressor O Too cold to safely operate A/C. Outside ambient temperature < 60°F.

16. Air Ducts S Insulated Flexible supply ducts

17. Supply/Return Plenums S Insulated Metal Plenums & Insulated Flexible plenums with metal

distribution boxes.

18. Inside Fan O

19. Fireplaces Repair Noted no hearth to front of family room fireplace and noted mortar gap

between brick front and wood frame above firebox. Needs re-pointing. This

fireplace has a wood frame build-out. Needs further evaluation to ensure

this is allowed for safe operation. See picture(s) # 92 & 93 at end of this

report.

20. Filters U Noted filters are dirty - need changing.

21. Controls O Too cold to safely operate A/C. Outside ambient temperature < 60°F.

22. Condensate Drain NFE • Too cold to safely operate and observe function of condensate drain.

Outside ambient temperature < 60°F. Could not evaluate if drain is

functional. Only a visual observation could be made.

• Noted the secondary condensate drain is turned up to the second floor

A/C – conducive to allowing the main condensate drain to overflow and

flood bottom of pan. Needs further evaluation. See picture(s) # 96 at end

of this report.

• Noted improper condensate drain trap to main HVAC system. See



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VII. CENTRAL HEATING/COOLING SYSTEMS (continued)

HVAC ADDITIONAL COMMENTS • Noted gas valve cut off to the free standing gas heater to the second floor. This heater has been abandoned since the full HVAC

second floor system was installed. See picture(s) # 94 at end of this report. However, the gas flue was installed in contact with

wood roof sheathing. See picture(s) # 95 at end of this report.

Note: A licensed Mechanical contractor should perform any HVAC or ventilation repair, replacement, evaluation, or consultation.

HVAC NOTES & RECOMMENDATIONS • Be sure to check your heating/cooling system filters once a month and change them when dirty. This is essential to the

efficiency and longevity of the equipment. Consider using the newer high-density filters rather than the standard filters, which

only trap the largest particles.

• Establish and maintain a service contract on your heating/cooling equipment with a licensed heating contractor. This normally

involves twice a year service for a nominal fee; the savings on operating efficiency often offsets the cost of the service.


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VIII. INTERIOR - WALLS, CEILINGS, FLOORS, WINDOWS AND

DOORS

Inspection includes: (1) Interior walls, floors, & ceilings. (2) Steps, stairways, balconies, & railings. (3) Counters & a

representative number of cabinets. (4) A representative number of doors and windows. (5) Separation walls,

ceilings, and doors between a dwelling and an attached garage or another dwelling unit. (6) Sumps.



1. Walls NFE • Noted crack and bulge in wall over the dining room to kitchen door. See picture(s) #


• Noted a repaired wall crack to plastic wall in the clothes closet of the left rear

bedroom. See picture(s) # 100 at end of this report.

2. Ceilings NFE • Solid wood roof rafters

• Noted crack in the second floor ceiling on both sides of the room. See picture(s) #

101 - 105 at end of this report.

• Noted tile ceiling in rear center bedroom that may have possible asbestos in these

types of tile. See picture(s) # 106 at end of this report.

• Noted improper ceiling height over vanity sink on rear sink in upstairs bath and

across rear of bath. Be sure this bath was upgraded under a building permit.

3. Floors S

4. Stairways S

5. Steps Repair Noted split wooden noising on one of the steps leading from the second floor to

landing – needs repair. Tripping hazard. See picture(s) # 110 at end of this report.

6. Closets S

7. Railings S

8. Doors Repair • Noted double closet door in right rear first floor bedroom has rear door that will not

latch closed. See picture(s) # 107 at end of this report.

• Noted downstairs bath door does not latch closed. See picture(s) # 108 at end of this

report.

• Noted upstairs French door to bath does not latch closed. See picture(s) # 109 at end

of this report.

9. Cabinets S Not original.

10. Countertops S Not original.

11. Locks S

12. Fire/Smoke

Alarms

O • Tested in manual mode only. Alarms in hall and each bedroom. Alarms are not

interconnected.

• Noted bedroom alarms are battery operated only.

13. Ceiling Fans U/N • Noted the family room ceiling fan and light were inoperable. These are remote

controlled and controls were not on site. See picture(s) # 111 at end of this report.

• Noted right side front most bedroom ceiling fan wobbles. Blades need balancing –

conducive to causing premature failure of light bulbs and fan motor bearing wearing

out. See picture(s) # 112 at end of this report.

INTERIOR ADDITIONAL COMMENTS

INTERIOR NOTES & RECOMMENDATIONS

Note that inspection of interior components is for structural or functional defects, not cosmetic defects. Paint, wallpaper,

carpeting, window treatments, and recreational equipment are excluded.


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IX. KITCHEN APPLIANCES

Inspection includes: Kitchen Appliances. Only the basic function of major appliances is inspected. Items such

as clocks, thermostats, icemakers, and oven self-clean functions are not normally tested.



1. Sinks S

2. Dishwasher S/O

3. Range U Gas.

• Noted anti-tilt device is not installed and is not functional.

• Noted the right front gas burner, when facing front of stove, would not light or

operate. See picture(s) # 113 at end of this report.

4. Oven S/O Gas.

5. Microwave S/O

6. Refrigerator O Courtesy check only – not part of home inspection. Operated with normal

temperatures (3°F freezer, 38°F refrigerator). Did not inspect operation of icemaker

due to cycle time for making ice.

7. Fan/Hood S/O Vented to interior. Built into microwave.

8. Garbage

Disposal

N/A None installed.

9. Compactor N/A

Other Equipment

10. Washer N/A

11. Dryer N/A

KITCHEN ADDITIONAL COMMENTS

KITCHEN NOTES & RECOMMENDATIONS

At your pre-closing walk-through, check the appliances again to make sure they remain in good working order. Also, check

for any damage that may have occurred between inspection and closing.


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X. INSULATION & VENTILATION

Inspection includes: (1) Insulation and vapor retarders in unfinished spaces. (2) Ventilation of attics and foundation

areas. (3) Kitchen, bathrooms, and laundry venting systems.



1. Ceiling Insulation S R30 8.1” Blown Cellulose retrofitted after construction. Insulation over the

2nd floor is not visible to inspect.

2. Wall Insulation Repair Noted fallen insulation behind the second floor knee walls. See picture(s) #


3. Floor Insulation N/A Noted no insulation installed to house.

4. Attic Ventilation S For the age of the house.

5. Foundation Ventilation S

6. Vapor barrier in crawl

space

S

Mechanical Ventilation

7. Attic Exhaust Fans N/A

8. Bath Exhaust Fans N Noted no bathroom exhaust fan installed to the downstairs bath and no

exterior window. Bathrooms, generally, are required to have an exhaust fan

or an exterior window. See picture(s) # 116 at end of this report.

9. Range Hood Exhaust

Fans

S/O

10. Dryer Vent S

INSULATION & VENTILATION ADDITIONAL COMMENTS

INSULATION & VENTILATION NOTES & RECOMMENDATIONS

Be sure to keep all foundation vents open except the winter. The function of the vents is to help circulate air, which

dissipates the moisture present in most crawl spaces.

The R-value of insulation is a measure of its' resistance to heat transfer. The higher the R-value, the greater is the

insulating efficiency. For example, R30 is significantly more effective than R19.

Current recommendations for insulation levels are as follows:

1. Attic/Ceiling = R30

2. Exterior Walls = R15

3. Floors over unheated spaces = R19

These recommendations are considered goals for maximum efficiency; they are not requirements except for

new construction.


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Triangle Home Services, Inc. - Duke University

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