HOME INSPECTION REPORT
100 My Street, Gaffney, SC 12345
Inspection Date:11/28/2016
Prepared For:Mr. & Mrs. New Homeowner
Prepared By:Blue Ridge Residential Inspections
780 Flat Shoals Rd, Walhalla, SC 29691
864-810-0501
Report Number:112816JB1Inspector:
John BatsonLicense Number - 48907
Blue Ridge Residential Inspections
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Table of Contents
REPORT OVERVIEW 3
SUMMARY 4
GROUNDS 7
ROOF 12
EXTERIOR 17
GARAGE/CARPORT 27
KITCHEN 32
LAUNDRY ROOM 36
BATHROOM #1 37
BATHROOM #2 39
BATHROOM #3 41
BATHROOM #4 43
ROOM #1 45
ROOM #2 46
ROOM #3 47
ROOM #4 48
INTERIOR 49
BASEMENT 53
CRAWL SPACE 56
PLUMBING 61
HEATING SYSTEM 63
ELECTRIC/COOLING SYSTEM 65
LIVING ROOM 67
DINING ROOM 68
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REPORT OVERVIEWScope of InspectionAll components designated for inspection in the ASHI Standards of Practice are inspected, except asmay 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. Notall improvements will be identified during this inspection. Unexpected repairs should still beanticipated. The inspection should not be considered a guarantee or warranty of any kind.
Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.
Main Entrance FacesEast
State Of OccupancyOccupied
Weather ConditionsSunny
Recent RainNo
Ground CoverDry
Approximate AgeApproximate 40 years.
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SUMMARYImprovement ItemsDriveway had several large cracks. Recommend repair or replace. Water penetration will causeheaving over time.Insides of gutters are full of debris recommend cleaningRecommend maintaining downspout discharge a minimum of 5-6' away from the house.Add down spout extension all corners.Outside fire place clean out below grade. Recommend digging out around clean out and maintainclearance. Water penetration point.Stub up receptacle in front of house not operating at time of inspection. Recommend repair bylicensed electrician.Cannot open disconnect unit 1 . Flex conduit will not allow. Recommend repair by licensedelectrician. Potential safety hazard.Slight damage to bottom edge of door. Recommend repairHose bib in garage leaking at valve stem. Recommend repairCabinet doors over built in oven slightly warped, but functional.Caulking needed main bath between tub and wall, sink and wallLarge amount of insulation missing from between floor joists as well as some that has fallen out overtime. Have replaced to conserve energy.
Items To MonitorSome slight heaving noted side steps of back porch as well as floor of back porch. Recommendmonitor this area for any continued changes.Rear hose bib leaking at the stem. Recommend repair or replacement.Excessive rusting on AC unit 2 - recommend budgeting for a new one.Outside condenser unit coils dirty recommend cleaningUnable to access evaporator coil for visual inspection. Both heat pumps are self contained units.Recommend evaluation by HVAC technician.Two layers of shingles installed. This adds a great deal if weight to roof system and decreases lifespan of shingles. Recommend monitor roof system for movement over time.
Potential Safety HazardsRecommend railing for steps off of back and side porches. - SAFETY CONCERN.Cannot open disconnect unit 1 . Flex conduit will not allow. Recommend repair by licensedelectrician. Potential safety hazard.Light on outside right of front door loose and twisted. Recommend repair by licensed electrician.Counter top stove functioning at time of inspection. However as pictured the flex conduit and junctionbox are laying loose under cabinet. Extreme safety hazard. Recommend immediate repair bylicensed electrician.Receptacle in master bath loose when tested. Tester shows change in polarity when moved.Recommend licensed electrician evaluate and repair.Ceiling fan in master bedroom hot wired . (no switch). Recommend evaluation by licensed electrician.Ceiling fan in secondary bedroom hot wired (no switch). Recommend evaluation by licensedelectrician.ceiling fan in living room hot (no switch). Recommend evaluation by licensed electrician.Smoke detector in dinning room did not function at time of inspection. Recommend replacement withnewer model smoke and CO detectors.NFPA National Fire Protection Agency chapter 11 states that smoke and CO detectors be placed oneach level and outside each sleeping area or in the vicinity of all sleeping areas and on each level ofthe house including basement if applicable.Open junction box in bedroom 2 closet. Recommend box cover be placed. Potential safety hazard.Roof vent fan inside garage access thermostat hanging by wire with open joints noted. Recommend
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secure thermostat and install junction box by a licensed electrician. Safety hazardRecommend hand rails balusters on basement steps. Safety hazardIn basement. There appears to be mold growth in ceiling tiles, as well as some noted old moisturestains.Basement exterior door had some towels laying in front of interior door which would indicate thatwater may leak in during times of rain.Surface mount receptacle is hanging from the wire mold, and has large amount of old moisture stains.Safety hazard.TPR valve on water heater has no extention . Recommend licensed plumber add TPR extension .Please note. the inspector was unable to open any window in the house. Most if not all of them arepainted shut. This will not allow easy egress during a fire situation. Recommend immediate repairbefore occupying residence. SAFETY HAZARD.
Items Not OperatingStub up receptacle in front of house not operating at time of inspection. Recommend repair bylicensed electrician.Cannot open disconnect unit 1 . Flex conduit will not allow. Recommend repair by licensedelectrician. Potential safety hazard.Receptacle inside of garage not operating at time of inspection. Recommend repair by licensedelectrician.Receptacle in basement bathroom is painted closed unable to test.
Major ConcernsSide walkway had some cracking and settlement, recommend repair and/or replacementDriveway had several large cracks. Recommend repair or replace. Water penetration will causeheaving over time.Recommend railing for steps - SAFETY CONCERN.Rear hose bib leaking at the stem. Recommend repair or replacement.Chimney cap cracked and flaking off. Major concern. Recommend Repair by licensed contractor. Thisis definite water penetration point.Insides of gutters are full of debris recommend cleaningRecommend maintaining downspout discharge a minimum of 5-6' away from the house.Outside fire place clean out below grade. Recommend digging out around clean out and maintainclearance. Water penetration point.Hose bib in garage leaking at valve stem. Recommend repairCounter top stove functioning at time of inspection. However as pictured the flex conduit and junctionbox are laying loose under cabinet. Extreme safety hazard. Recommend immediate repair bylicensed electrician.Please note, during operation of cook top range hood gets very hot. Safety Hazard.Crown molding separated at ceiling. Cabinet appears to be pulling away from wall. Recommendevaluation by licensed contractor.Caulking needed main bath between tub and wall, sink and wallSmoke detector in dinning room did not function at time of inspection. Recommend replacement withnewer model smoke and CO detectors.NFPA National Fire Protection Agency chapter 11 states that smoke and CO detectors be placed oneach level and outside each sleeping area or in the vicinity of all sleeping areas and on each level ofthe house including basement if applicable.Roof vent fan inside garage access thermostat hanging by wire with open joints noted. Recommendsecure thermostat and install junction box by a licensed electrician. Safety hazardIn basement. There appears to be mold growth in ceiling tiles, as well as some noted old moisturestains.Basement exterior door had some towels laying in front of interior door which would indicate thatwater may leak in during times of rain.Surface mount receptacle is hanging from the wire mold, and has large amount of old moisture stains.Safety hazard.Some moisture damage noted behind sink in basement bathroom. Some old water staining noted
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bathroom ceiling. Moisture readings in wall behind sink as high as 19%. recommend licensedcontractor evaluate and repair.Extensive repair noted to back of house floor joists These run the length of the back of house.Repairs appear to be structurally sound, however I recommend a licensed contractor evaluaterepaired area.TPR valve on water heater has no extention . Recommend licensed plumber add TPR extension .Recommend extensions be installed on the two plumbing vent stacks on garage side of roof. Severalpictures for reference.Recommend extensions be installed on the two plumbing vent stacks on garage side of roof. Severalpictures for reference.North east corner of crawl space. improper foundation pier. 4x4 post in contact with soil, as well aspost pier placed in same area. Recommend repair by licensed contractor.South west corner post pier placed. Have area evaluated by licensed contractor as well.Brick pier visible from basement crawl access has a large amount of soil washed out from under.Cannot guarantee its stability. Have evaluated.Dinning room: Crack noted under window. Dinning room wall bows in slightly. This movement couldbe due to damage repair to floor system noted in the crawl space section of the report. Haveevaluated by licensed contractor.
Deferred Cost ItemsDriveway had several large cracks. Recommend repair or replace. Water penetration will causeheaving over time.Excessive rusting on unit - recommend budgeting for a new one.Heat pump nearing its life expectancy recommend budgeting for new unitTwo layers of shingles installed. This adds a great deal if weight to roof system and decreases lifespan of shingles. Recommend monitor roof system for movement over time.
* Items listed in this report may inadvertently have been left off the Summary Sheet.Customer should read the entire report, including the Remarks.
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GroundsService WalksMaterial: Brick
Condition: MarginalTypical cracksSettling cracks
Comments: Side walkway had some cracking and settlement, recommend repair and/orreplacement
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Driveway/ParkingMaterial: Concrete
Condition: MarginalTypical cracks
Comments: Driveway had several large cracks. Recommend repair or replace. Water penetrationwill cause heaving over time.
PorchCondition: Marginal
Support Pier: Other: Tile
Floor: Marginal
Comments: Some slight heaving noted side steps of back porch as well as floor of back porch.Recommend monitor this area for any continued changes.Need to reseal area between porch and house to prevent future water penetration.
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Stoops/StepsMaterial: Other: Brick
Railing/Balusters recommended
Condition: MarginalSafety Hazard
Comments: Recommend railing for steps - SAFETY CONCERN.
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PatioMaterial: Concrete
Condition: Satisfactory
Landscaping affecting foundationNegative Grade: Satisfactory
Hose bibsCondition: Satisfactory
Operable: Yes
Comments: 82 psi outside pressure.Rear hose bib leaking at the stem. Recommend repair or replacement.Hose bib in garage leaking at valve stem. Recommend repair
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RoofGeneralVisibility: All
Inspected From: Roof
Style of RoofType: Hip
Pitch: Medium
Roof #1: Type: AsphaltLayers: 2+ Layers
Age: 1-5+
Roof #2: None
Roof #3: None
Comments: Two layers of shingles installed. This adds a great deal if weight to roof system anddecreases life span of shingles. Recommend monitor roof system for movement overtime.
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Ventilation SystemType: Soffit
Ridge
FlashingMaterial: Galv/Alum
Condition: Satisfactory
ValleysMaterial: Asphalt
Condition: Satisfactory
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Condition of Roof CoveringsRoof #1: Satisfactory
Roof #2: N/A
Roof #3: N/A
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Plumbing VentsCondition: Marginal
Comments: Recommend extensions be installed on the two plumbing vent stacks on garage sideof roof. Several pictures for reference.
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ExteriorChimney(s)Location(s): North
Viewed From: Roof
Rain Cap/Spark Arrestor: Yes
Chase: Brick
Evidence of: Cracked chimney capFlaking
Flue: Tile
Evidence of: Have flue(s) cleaned and re-evaluated
Condition: PoorRecommend Repair
Comments: Chimney cap cracked and flaking off. Major concern. Recommend Repair by licensedcontractor. This is definite water penetration point.
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Gutters/Scuppers/EavestroughCondition: Satisfactory
Needs to be cleaned
Material: Galvanized/Aluminum
Leaking: No apparent leaks
Attachment: Satisfactory
Extension needed: NorthSouthEastWest
Comments: Gutters were in overall adequate condition.Insides of gutters are full of debris recommend cleaningRecommend maintaining downspout discharge a minimum of 5-6' away from thehouse.Add down spout extension all corners.
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SidingMaterial: Block/Brick
Typical cracks
Condition: Satisfactory
Comments: Light on outside right of front door loose and twisted. Recommend repair by licensedelectrician.
TrimMaterial: Aluminum/Steel
Condition: Satisfactory
SoffitMaterial: Vinyl
Condition: Satisfactory
FasciaMaterial: Wood
Aluminum/Steel
Condition: Satisfactory
FlashingMaterial: Aluminum/Steel
Condition: Satisfactory
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CaulkingCondition: Satisfactory
Recommend around windows/doors/masonry ledges/corners/utility penetrations
Windows/ScreensCondition: Poor
Failed/fogged insulated glass
Material: Wood
Screens: Satisfactory
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Slab-On-Grade/FoundationFoundation Wall: Other: Brick
Condition: Satisfactory
Concrete Slab: N/A
Service EntryLocation: Underground
Condition: Satisfactory
Exterior receptacles: YesOperable: YesCondition: Marginal
GFCI present: NoOperable: NoSafety HazardRecommend GFCI Receptacles
Comments: Stub up receptacle in front of house not operating at time of inspection. Recommendrepair by licensed electrician.
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Building(s) Exterior Wall ConstructionType: Masonry
Condition: Satisfactory
Exterior DoorsMain Entrance: Weatherstripping: Marginal
Door condition: Satisfactory
Patio: Weatherstripping: SatisfactoryDoor condition: Satisfactory
Rear door: Weatherstripping: SatisfactoryDoor condition: Satisfactory
Other door: Weatherstripping: SatisfactoryDoor condition: Satisfactory
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Exterior A/C - Heat pump #1Unit #1: Location: South
Brand: BryantApproximate Age: 1-5+
Condition: Satisfactory
Energy source: Electric
Unit type: Air cooled
Outside Disconnect: Yes
Level: Yes
Condenser Fins: Satisfactory
Insulation: No
Improper Clearance (airflow):
No
Comments: Cannot open disconnect unit 1 . Flex conduit will not allow. Recommend repair bylicensed electrician. Potential safety hazard.
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Exterior A/C - Heat pump #2Unit #2: Location: North
Brand: Lennox
Model #: CHP20R-411-2P
Serial #: 5694M03708Approx. Age: 10-15+
Energy source: Electric
Unit type: Air cooled
Outside Disconnect: Yes
Level: Yes
Condenser Fins: Need cleaning
Insulation: No
Condition: MarginalCabinet/housing rusted
Improper Clearance (airflow):
No
Comments: Excessive rusting on unit - recommend budgeting for a new one.Heat pump nearing its life expectancy recommend budgeting for new unitOutside condenser unit coils dirty recommend cleaning
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Garage/Carport
TypeType: Attached
2-Car
Automatic OpenerOperation: Operable
Safety ReverseOperation: Operable
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RoofingMaterial: Same as house
Gutters/EavestroughCondition: Satisfactory
Same as house
SidingMaterial: Same as house
Condition: Satisfactory
TrimMaterial: Same as house
Condition: Satisfactory
FloorMaterial: Concrete
Condition: SatisfactoryTypical cracks
Source of Ignition within 18"of the floor:
No
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Overhead Door(s)Material: Metal
Condition: Marginal
RecommendPriming/Painting Inside &Edges:
No
Comments: Slight damage to bottom edge of door. Recommend repair
Exterior Service DoorCondition: Satisfactory
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Electrical ReceptaclesYesOperable: No
Reverse polarity: No
Open ground: No
GFCI Present: NoOperable: NoRecommend GFCI Receptacles
Comments: Receptacle inside of garage not operating at time of inspection. Recommend repair bylicensed electrician.
Not working
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Fire Separation Walls & CeilingCondition: Satisfactory
Moisture Stains Present: No
Typical Cracks: No
Fire door: Not a fire door
Self closure: N/A
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Kitchen
CountertopsCondition: Satisfactory
CabinetsCondition: Satisfactory
Comments: Cabinet doors over built in oven slightly warped, but functional.
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PlumbingFaucet Leaks: No
Pipes leak/corroded: No
Sink/Faucet: Satisfactory
Functional drainage: Satisfactory
Functional flow: Satisfactory
Comments: FYI built in water filtration system. Change cartridges as needed.
Walls & CeilingCondition: Satisfactory
FloorCondition: Satisfactory
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AppliancesDisposal: Operable: Yes
Oven: Operable: Yes
Range: Operable: Yes
Dishwasher: Operable: Yes
Trash Compactor: Operable: Yes
Exhaust fan: Operable: Yes
Refrigerator: Operable: Yes
Microwave: Not tested
Other: Operable: No
Dishwasher airgap: No
Dishwasher drain linelooped:
Yes
Receptacles present: YesOperable: Yes
GFCI: NoOperable: NoRecommend GFCI Receptacles: YesPotential Safety Hazard(s)
Open ground/Reversepolarity::
No
Comments: Counter top stove functioning at time of inspection. However as pictured the flexconduit and junction box are laying loose under cabinet. Extreme safety hazard.Recommend immediate repair by licensed electrician.Please note, during operation of cook top range hood gets very hot, see picture forreference. Safety Hazard.
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Laundry Room
LaundryLaundry sink: N/A
Faucet leaks: No
Pipes leak: Not Visible
Cross connections: No
Heat source present: No
Room vented: No
Dryer vented: WallPlastic dryer vent not recommended
Electrical: Open ground/reverse polarity: No
GFCI present: NoOperable: NoRecommend GFCI Receptacles
Appliances: WasherDryer
Washer hook-uplines/valves:
Satisfactory
Gas shut-off valve: N/A
Comments: Crown molding separated at ceiling. Cabinet appears to be pulling away from wall.Recommend evaluation by licensed contractor.
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Bathroom #1
BathLocation: First floor half bath
Sinks: Faucet leaks: NoPipes leak: No
Tubs: N/A
Showers: N/A
Toilet: Bowl loose: NoOperable: Yes
Whirlpool: NoOperable: NoGFCI: NoGFCI Recommended
Shower/Tub area: FiberglassCondition: SatisfactoryCaulk/Grouting needed: No
Drainage: Satisfactory
Water flow: Satisfactory
Moisture stains present: No
Doors: Satisfactory
Window: Poor
Receptacles present: YesOperable: Yes
GFCI: NoOperable: NoRecommend GFCI
Open ground/Reversepolarity:
No
Heat source present: No
Exhaust fan: YesOperable: Yes
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Bathroom #2
BathLocation: First floor bath
Sinks: Faucet leaks: NoPipes leak: No
Tubs: Faucet leaks: YesPipes leak: Not Visible
Showers: Faucet leaks: YesPipes leak: Not Visible
Toilet: Bowl loose: NoOperable: Yes
Whirlpool: NoOperable: NoGFCI: No
Shower/Tub area: Other: Cast ironCondition: SatisfactoryCaulk/Grouting needed: YesWhere: Caulking needed main bath between tub and wall, sink and wall
Drainage: Satisfactory
Water flow: Satisfactory
Moisture stains present: No
Doors: Satisfactory
Window: Poor
Receptacles present: YesOperable: Yes
GFCI: NoOperable: NoRecommend GFCI
Open ground/Reversepolarity:
No
Heat source present: No
Exhaust fan: NoOperable: No
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Bathroom #3
BathLocation: Master bath
Sinks: Faucet leaks: NoPipes leak: No
Tubs: N/APipes leak: Not Visible
Showers: Faucet leaks: NoPipes leak: Not Visible
Toilet: Bowl loose: NoOperable: Yes
Whirlpool: NoOperable: NoGFCI: No
Shower/Tub area: Other: TileCondition: SatisfactoryCaulk/Grouting needed: No
Drainage: Satisfactory
Water flow: Satisfactory
Moisture stains present: No
Doors: Satisfactory
Window: Poor
Receptacles present: YesOperable: Yes
GFCI: NoOperable: NoRecommend GFCI
Open ground/Reversepolarity:
No
Heat source present: No
Exhaust fan: NoOperable: No
Comments: Receptacle in master bath loose when tested. Tester shows change in polarity whenmoved. Recommend licensed electrician evaluate and repair.
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Bathroom #4
BathLocation: Basement bath
Sinks: Faucet leaks: NoPipes leak: No
Tubs: N/AFaucet leaks: NoPipes leak: Not Visible
Showers: Faucet leaks: NoPipes leak: Not Visible
Toilet: Bowl loose: NoOperable: Yes
Whirlpool: NoOperable: NoGFCI: No
Shower/Tub area: FiberglassCondition: SatisfactoryCaulk/Grouting needed: No
Drainage: Satisfactory
Water flow: Satisfactory
Moisture stains present: YesWallsCeilings
Doors: Satisfactory
Window: None
Receptacles present: YesOperable: No
GFCI: NoOperable: NoRecommend GFCI
Open ground/Reversepolarity:
Potential Safety Hazard
Heat source present: No
Exhaust fan: NoOperable: No
Comments: Some moisture damage noted behind sink in basement bathroom. Some old waterstaining noted bathroom ceiling. Moisture readings in wall behind sink as high as 19%.recommend licensed contractor evaluate and repair.Receptacle in basement bathroom is painted closed unable to test.
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Room #1
RoomLocation: First floor
Type: MASTER BEDROOM
Walls & Ceiling: Satisfactory
Moisture stains: No
Floor: Satisfactory
Ceiling fan: Satisfactory
Electrical: Switches: Yes, OperableReceptacles: Yes, OperableOpen ground/Reverse polarity: No
Heating source present: No
Bedroom Egress restricted: Yes
Doors: Satisfactory
Windows: Poor
Comments: Ceiling fan in master bedroom hot wired . (no switch). Recommend evaluation bylicensed electrician.
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Room #2
RoomLocation: First floor
Type: BEDROOM
Walls & Ceiling: Satisfactory
Moisture stains: No
Floor: Satisfactory
Ceiling fan: Satisfactory
Electrical: Switches: Yes, OperableReceptacles: Yes, OperableOpen ground/Reverse polarity: No
Heating source present: No
Bedroom Egress restricted: Yes
Doors: Satisfactory
Windows: Poor
Comments: Open junction box in bedroom 2 closet. Recommend box cover be placed. Potentialsafety hazard.
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Room #3
RoomLocation: First floor
Type: BEDROOM
Walls & Ceiling: Satisfactory
Moisture stains: No
Floor: Satisfactory
Ceiling fan: Satisfactory
Electrical: Switches: Yes, OperableReceptacles: Yes, OperableOpen ground/Reverse polarity: No
Heating source present: No
Bedroom Egress restricted: Yes
Doors: Satisfactory
Windows: Poor
Comments: Ceiling fan in secondary bedroom hot wired (no switch). Recommend evaluation bylicensed electrician.
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Room #4
RoomLocation: First floor
Type: BEDROOM
Walls & Ceiling: Satisfactory
Moisture stains: No
Floor: Satisfactory
Ceiling fan: Satisfactory
Electrical: Switches: Yes, OperableReceptacles: Yes, OperableOpen ground/Reverse polarity: No
Heating source present: No
Bedroom Egress restricted: Yes
Doors: Satisfactory
Windows: Poor
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Interior
FireplaceLocation(s):
Family room
Type: Wood
Material: Metal insert
Miscellaneous: Blower built-inOperable: NoDamper operable: Yes
Damper modified for gasoperation:
No
Hearth extension adequate: Yes
Mantel: N/A
Physical condition: MarginalRecommend having flue cleaned and re-examined
Comments: Outside fire place clean out below grade. Recommend digging out around clean outand maintain clearance. Water penetration point.
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Smoke/Carbon Monoxide detectorsSmoke Detector: Present
Operable: NoSafety Hazard
CO Detector: Not PresentOperable: Not testedSafety Hazard
Comments: Smoke detector in dinning room did not function at time of inspection. Recommendreplacement with newer model smoke and CO detectors.NFPA National Fire Protection Agency chapter 11 states that smoke and CO detectorsbe placed on each level and outside each sleeping area or in the vicinity of all sleepingareas and on each level of the house including basement if applicable.
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Attic/Structure/Framing/InsulationAccess: Scuttlehole/Hatch
Inspected from: Other
Location: HallwayAccess limited by: Size of access hole
Flooring: None
Insulation: Rock woolCompressedRecommend additional insulation
Installed in: Between ceiling joists
Vapor barriers: Not Visible
Ventilation: Ventilation appears adequate
Fans exhausted to: Not Visible
HVAC Duct: N/A
Chimney chase: N/A
Structural problemsobserved:
No
Roof structure: Trusses
Ceiling joists: Wood
Sheathing: Plywood
Evidence of condensation: Yes
Evidence of moisture: No
Evidence of leaking: No
Firewall between units: N/A
Electrical: Open junction box(es)
Comments: Access panel is 13 inch by 21 inch.Second access panel found above drop ceiling in garage. Still cannot enter space.Roof vent fan inside garage access thermostat hanging by wire with open joints noted.Recommend secure thermostat and install junction box by a licensed electrician.Safety hazard
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Basement
StairsCondition: Satisfactory
Handrail: YesHandrail/Railing/Balusters recommended
Headway over stairs: Low clearance
Comments: Recommend hand rails balusters on basement steps. Safety hazard
FoundationCondition: Satisfactory
Material: Concrete block
Horizontal cracks: None
Step cracks: None
Vertical cracks: None
Covered walls: None
Movement apparent: None
Indication of moisture: No
FloorMaterial: Concrete
Condition: Not Visible
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This confidential report is prepared exclusively for Mr. & Mrs. New Homeowner.Blue Ridge Residential Inspections
DrainageSump pump: No
Floor drains: Not Visible
Comments: In basement. There appears to be mold growth in ceiling tiles, as well as some notedold moisture stains.Basement exterior door had some towels laying in front of interior door which wouldindicate that water may leak in during times of rain.Surface mount receptacle is hanging from the wire mold, and has large amount of oldmoisture stains. Safety hazard.
Page 55 of 69
This confidential report is prepared exclusively for Mr. & Mrs. New Homeowner.Blue Ridge Residential Inspections
Page 56 of 69
This confidential report is prepared exclusively for Mr. & Mrs. New Homeowner.Blue Ridge Residential Inspections
Crawl Space
Crawl spaceType: Combination basement/crawl space/slab
Conditioned(heated/cooled):
No
AccessLocation: Exterior
Via basement
Inspected from: Access panel
Foundation wallsCondition: Satisfactory
Material: Concrete blockBrick
FloorMaterial: Dirt
Condition: Typical cracks
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This confidential report is prepared exclusively for Mr. & Mrs. New Homeowner.Blue Ridge Residential Inspections
DrainageSump pump: No
Operable: No
Standing water: Not Visible
Evidence of moisturedamage:
No
VentilationLocation: Wall vents
Condition: Additional ventilation recommended
Girders/Beams/ColumnsMaterial: Steel
Masonry
Condition: Marginal
Comments: North east corner of crawl space. improper foundation pier. 4x4 post in contact withsoil, as well as post pier placed in same area. Recommend repair by licensedcontractor.South west corner post pier placed. Have area evaluated by licensed contractor aswell.Brick pier visible from basement crawl access has a large amount of soil washed outfrom under. Cannot guarantee its stability. Have evaluated.
Page 58 of 69
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JoistsMaterial: 2x8
Comments: Extensive repair noted to back of house floor joists These run the length of the back ofhouse. Repairs appear to be structurally sound, however I recommend a licensedcontractor evaluate repaired area.
Condition: Marginal
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InsulationType: Fiberglass
Location: Between floor joists
Comments: Large amount of insulation missing from between floor joists as well as some that hasfallen out over time. Have replaced to conserve energy.
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Vapor barrierPresent: Yes
Improperly installed
Material: Plastic
Condition: Marginal
Page 61 of 69
This confidential report is prepared exclusively for Mr. & Mrs. New Homeowner.Blue Ridge Residential Inspections
Plumbing
Water serviceMain shut-off location: Outside at curbside
Water entry piping: CPVC PlasticPolybutylene Plastic
Lead other than solderjoints:
No
Visible water distributionpiping:
Copper
Flow: Satisfactory
Pipes Supply/Drain: Cross connection: No
Drain/Waste/Vent pipe: PVC
Support/Insulation: N/A
Traps proper P-Type: Yes
Drainage: Satisfactory
Interior fuel storage system: N/A
Fuel line: N/A
Condition: N/A
Water heater #1General: Brand Name: unknown
Capacity: 40
Approx. age: 1-5+
Type: Electric
Combustion air ventingpresent:
N/A
Seismic restraints needed: N/A
Relief valve: YesExtension proper: No
Vent pipe: N/A
Condition: Satisfactory
Comments: TPR valve on water heater has no extention . Recommend licensed plumber add TPRextension .
Page 62 of 69
This confidential report is prepared exclusively for Mr. & Mrs. New Homeowner.Blue Ridge Residential Inspections
Page 63 of 69
This confidential report is prepared exclusively for Mr. & Mrs. New Homeowner.Blue Ridge Residential Inspections
Heating System
Heating systemUnit #1: Satisfactory
Recommended HVAC technician examine
Unit #2: SatisfactoryRecommended HVAC technician examine
Energy source: Electric
Warm air system: Central system
Heat exchanger: N/A
Carbon monoxide: N/A
Combustion air ventingpresent:
N/A
Controls: Disconnect: YesGas shut off valve: No
Distribution: Metal duct
Flue piping: N/A
Filter: Standard
When turned on bythermostat:
FiredProper operation: Yes
Heat pump: Supplemental electric
Sub-slab ducts: N/AWater/Sand Observed: No
System not operated due to: N/A
Comments: Heat pumps pictured were operated using normal controls. both operated normally attime of inspection.
Page 64 of 69
This confidential report is prepared exclusively for Mr. & Mrs. New Homeowner.Blue Ridge Residential Inspections
Page 65 of 69
This confidential report is prepared exclusively for Mr. & Mrs. New Homeowner.Blue Ridge Residential Inspections
Electric/Cooling System
Main panelLocation: Laundry room
Condition: Satisfactory
Adequate Clearance toPanel:
Yes
Amperage/Voltage: 200a
Breakers/Fuses: Breakers
Appears grounded: Yes
GFCI breaker: NoOperable: No
AFCI breaker: NoOperable: No
Main wire: Aluminum
Branch wire: Copper
Branch wire condition: SatisfactoryRomex
Page 66 of 69
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Evaporator Coil Section Unit #1General: Central system
Location: South outside wall
Age: 1-5+
Evaporator coil: Not Visible
Condensate line/drain: To exterior
Secondary condensateline/drain:
Present: NoNeeded: No
Condition: SatisfactoryRecommend HVAC technician examine/clean/serviceNot operated due to exterior temperature
Comments: Unable to access evaporator coil for visual inspection. Both heat pumps are selfcontained units. Recommend evaluation by HVAC technician.
Evaporator Coil Section Unit #2General: Central system
Location: North outside wall
Age: 10-15+
Evaporator coil: Not Visible
Condensate line/drain: To exterior
Secondary condensateline/drain:
Present: NoNeeded: No
Condition: MarginalRecommend HVAC technician examine/clean/serviceNot operated due to exterior temperature
Page 67 of 69
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Living Room
Living RoomLocation: First floor
Walls & Ceiling: Satisfactory
Moisture stains: No
Floor: Satisfactory
Ceiling fan: Satisfactory
Electrical: Switches: Yes, OperableReceptacles: Yes, OperableOpen ground/Reverse polarity: No
Heating source present: No
Doors: None
Windows: Poor
Page 68 of 69
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Dining Room
Dining RoomLocation: First floor
Walls & Ceiling: Satisfactory
Moisture stains: No
Floor: Satisfactory
Ceiling fan: None
Electrical: Switches: Yes, OperableReceptacles: Yes, OperableOpen ground/Reverse polarity: No
Heating source present: No
Doors: None
Windows: Poor
Comments: Dinning room: Crack noted under window. Dinning room wall bows in slightly. Thismovement could be due to damage repair to floor system noted in the crawl spacesection of the report. Have evaluated by licensed contractor.
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