Professional Documents
Culture Documents
4149 sq ft
Sunny 45
_______________________________________________
J Jeff Zehnder
North Carolina License 1626
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Please note that all orientations are taken from the front of the home facing the home; an example = the
rear left bedroom far left window is taken from the view of the home from the front facing the home.
Items considered to be unsatisfactory follow on pages 3 through 33.
Repairs and corrective actions needed should be performed by the builder and their
subcontractors at the builders direction. If there are any doubts or conflicts, a licensed general
contractor should be used to repair all items reported in the summary section needing repair
unless otherwise noted.
Any items that the builder elects to not correct or disagrees with in this report should be
documented in writing for future reference.
Date: 11/22/2014
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Foundation
1
Grade at Foundation on the right side near the rear of the home and the exterior condensing unit is too
high from mulch and dirt. This will allow easy access for pests and needs corrective actions.
3
Retaining Walls at rear of home leave no safe access to approximately 20% of the rear yard, or no way to
maintain the upper areas. Also, areas slope exceeds industry norms and the system need corrective actions.
Date: 11/22/2014
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No access to upper areas and slop on terrace is greater than 3 to 1 with visible signs of erosion
Date: 11/22/2014
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Exterior
Siding Condition Stone veneer has been installed on this home. An inspection of the visible
components revealed that the stone veneer has not been installed in compliance with the guidelines
provided by the Masonry Veneer Manufacturers Association (MVMA). Guidelines are available at
http://www.masonaryveneer.org/pdf.mvma030303.pdf. In absence of specific manufacturers
specifications the MVMA is the standard. If the owner/builder can provide proper specifications those
standards may be applied and the application may be acceptable.
A lack of proper detailing and flashing may result in water penetration behind the siding, resulting in
damage to the structure. Please note that because the water resistive barrier, lath and base coats are
concealed behind the stone veneer they cannot be evaluated by a visual evaluation.
18
The stone above the front bay window and door arch lack any provision for drainage, no visible weeps!
The weep holes in the brick cladding above the far right garage door are approximately 3 feet above the door
lintel and cracks are already forming in the area and cladding below.
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Area above bay with no weep and mortar impeding drainage above flashing.
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Mortar above lintel has cracked and is now displaced and the brick above has settled and cracked.
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Weeps above right garage are 3 feet up and cracks have formed.
Cracks
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19
22
Doors All exterior doors require sealant at the joint between the jambs and the sills, this was
never done on this home; deterioration of the jambs from moisture will continue to occur to the jambs
over time and all areas need repair.
Front door needs sealant
Date: 11/22/2014
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23
Trim work the front right trim is not uniform and has a large gap that will allow pests access to the wall
system and home, corrective action is needed.
Date: 11/22/2014
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24
Paint & Caulk along the garage trim is already separating from the surrounding area and needs corrective
action to prevent moisture and air penetration.
Date: 11/22/2014
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30
Railings along the deck have warped and are no longer performing as intended and deflect easily,
corrective action is needed.
Date: 11/22/2014
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Plumbing - A licensed plumbing contractor should be used to repair all items reported in
this section needing repair unless otherwise noted.
58
Bathroom Plumbing Fixtures the master suite tub drips and does not completely shut off, corrective
actions are needed.
Date: 11/22/2014
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Electrical - A licensed electrical contractor should be used to perform any electrical repair,
replacement, evaluation or consultation of all items reported in this section needing repair or evaluation
unless otherwise noted.
76
Receptacles, Switches, & Fixtures some of the homes safety covers are loose or lacks fasteners
and need corrective actions for safety.
Master bedroom cover
81
Wiring to other Major Electrical Equipment the dryer plug is not installed in compliance with
manufacturers specifications and guidelines and is not safe, corrective actions are needed.
Date: 11/22/2014
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Central Heating System - A licensed Mechanical contractor should perform any HVAC or
ventilation repair, replacement, evaluation or consultation for all items reported in this section needing
attention unless otherwise noted.
97
Supply/ Return Plenums the return grill shown is not secure and needs corrective actions.
100
Fireplaces hearth is not secure and cracks and pops under hand pressure, corrective action is needed or it
can easily be damaged.
Date: 11/22/2014
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Interior
While fit and finish item are not normally part of formal home inspections there are too many issues to
not list some of them and the underlying conditions and issues. The interior doors, cabinets and trim as
a group need corrective actions and have not been installed with the amount of professional
craftsmanship expected. The nail pops and cracks in the drywall also need some actions.
Walls, Ceilings, Floor & Trim - Fit and Finish - Defects there are numerous fit
and finish defects in the finished drywall and trim that need corrective actions. To facilitate repairs the
homeowner will mark them with colored tape or labels, some were marked during this inspection but not
all. Some finish defects are listed below that needs corrective actions.
110, 111, 112 & 119
Master bath door and rear deck door drywall both have a straight line crack above, this type of crack is
not a result of settlement but is indicative of workmanship and should be repaired .
Date: 11/22/2014
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Diagonal cracks are indicative of settlement and while they can/should be repaired they should also be
monitored moving forward to ensure movement does not worsen and necessitate further actions.
Date: 11/22/2014
111
Ceiling in the utility room has a large hole that needs repair.
Date: 11/22/2014
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112
Floors the carpeted doorways have areas where the pad was cut too short and the hardwood floors have
areas that show visible expansion space, all areas need corrective actions
Pad short
Floor short
Date: 11/22/2014
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117
Windows - spring balance is not functioning as intended in the master bedroom, needs corrective aciton.
118
Doors numerous interior doors do not function as intended and need corrective actions, specifics follow.
1st floor guest bedroom and closet doors do not function as intended.
Date: 11/22/2014
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1st floor guest bedroom and closet doors do not function as intended.
Please note, that while many of the other interior doors operate they also have issues, in some cases the latch just
catches by a very small margin and in some cases the doors are hinge bound, all doors should be reviewed and
repairs completed.
Date: 11/22/2014
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119
Trim work - numerous areas of the homes trim are damaged, not secure, have gaps or poorly fit joints and
need corrective actions. Some but not all examples follow.
Gap and not secure
Gap
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Poorly finished
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121
Kitchen & Bath Cabinets the cabinets under the cooktop are not level and the countertop is not level,
this has left a inch gap with shims that is very excessive and needs corrective actions to prevent cracks in the
countertop.
121
Kitchen & Bath Cabinets the dinette areas supports are very poorly finished, not secure and not plumb
corrective actions are needed.
Date: 11/22/2014
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121
Kitchen & Bath Cabinets areas of the trim are poorly done, not secure and have gaps, corrective actions
are needed.
Gap and loose
Date: 11/22/2014
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121
Kitchen & Bath Cabinets - drawer front is loose and not secure to the drawer and needs corrective actions.
Date: 11/22/2014
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122
Kitchen & Bath Counter Tops have cracked at the wall to countertop joint; grout used in these locations is
not the proper material for this use and cannot work for long. Flexible sealants are needed between these systems,
corrective actions are needed.
Date: 11/22/2014
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Appliances
128
Fan/Hood outlet is damaged and does not fully close, corrective actions are needed
Bent and does not close
Date: 11/22/2014
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133
Dryer Vent flex hose is too long; every foot of flexible duct materials has the same restriction as
5 feet of rigid metal duct and will impeded proper airflow. The length used should be shortened to least
amount needed to make the connection.
Date: 11/22/2014
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Thickness: 8 inches
Column or Pier Type: Block and Brick
Floor Structure Type: Wood; Joists
Wall Structure Type: 2x4
Method used to observe under floor crawlspaces: Crawled into crawlspace
Equipment used for inspection of structure:
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
U = Unsatisfactory
Checkpoint
Grade at Foundation
Walks/Driveway
Retaining Walls
Foundation Walls
Sill Plate
Footing Drain Pipe
Floor Joists or Girder
Sub-flooring
Column or Pier Conditions
Insulation
Cracks
Ventilation
Prior Water Infiltration
Vapor Barrier
Sump Pump
Chimney Foundation
Dist. 1st Wood to Ground
Rating
U
S
U
S
NV
NV
S
S
S
S
NV
NA
No
S
NA
NA
S
O = Operating
Comments
See Summary Page
See Summary Page
Footing drain should always drain to daylight and be protected from unwanted pests. Outlet should be
visible and have some sort of cover that allows water to move easily thru but not permit unwanted pests
easy access.
Date: 11/22/2014
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Crawlspace views
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18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
U = Unsatisfactory
Checkpoint
Siding Condition
Cracks (Masonry)
Vegetation
Windows
Doors
Trim work
Paint & Caulk
Storm Doors & Windows
Porch
Decks
Steps
Balconies
Railings
Attached Shed
Carport
Garage
Garage Door Reverse
Mechanism
Garage Door
O = Operating
Rating
U
U
S
S
U
U
U
NA
S
S
S
NA
U
NA
NA
S
S
S
Comments
See Summary Page
See Summary Page
See Comment Below
See Summary Page
See Summary Page
See Summary Page
Tested on:
Electric
Force
Eyes
Both
Manual
Vegetation: all vegetation should be kept away from the homes exterior, a minimum of 12 inches free
air space is required to ensure the life of the home and its exterior surfaces. Also trees hanging over the
drip line of the roof should be kept clear of the roof plane for 8-12 feet.
Date: 11/22/2014
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III. Roof
Type of Roof:
Roof Structure:
Trusses
Fiberglass
Layers:
One layer
Rain Gutters:
Aluminum
36
37
38
39
40
41
42
43
44
45
46
47
48
49
U = Unsatisfactory
Checkpoint
Shingle Condition
Flashing & Joints
O = Operating
Rating
S
S
S
NA
S
NA
S
NA
NA
No
S
S
S
S
Comments
Flashings are generaly not visable due to construction
methods as well as aplications of covering materials,
inspection process is only able to include those portions
that are visable.
limited visability
limited visability
limited visability
limited visability
Pipe Boots roof pipe boots do not last as long as the roofing shingles and should be monitored over
time. Expected life is approximately 8-15 years; recommend replacement when they show signs of
deterioration to prevent leaks before they develop.
Downspouts must always be routed away from the homes foundation; the more effectively this is done
the better the home will perform over time. Moisture near and around a home contributes to foundation
issues, may contribute to organic (mold) growth in the home and is a draw for pests.
Date: 11/22/2014
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Municipal
Municipal
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
Gallon Capacity:
U = Unsatisfactory
O = Operating
Checkpoint
Condition of bathroom and laundry venting
Water Pressure (Functional Flow)
Functional Drainage
Condition of water piping
Fixture Connections including Faucets & Traps
Interior Drain, Sewer and Vent Piping
Water Heaters
Water Heaters Norma & Automatic Safety Controls
Bathroom Plumbing Fixtures
Bathroom Tile, Grout, & Caulk
Shower Pans
Whirlpool Tub
Laundry Tubs & Plumbing
Bar Sinks
Exposed Water Storage Tanks
Septic System and Well System
Condensate Pump
Drainage Ejector Pump
Kitchen Plumbing
Kitchen Sinks
Miscellaneous
Date: 11/22/2014
119.9
Rating
S
S
S
S
S
S
S
S
U
S
S
NA
NA
NA
NA
NA
NA
NA
S
S
S
Comments
Page 49 of 57
Drain assembly is not installed to best practice and direct the flow from one side directly into the other just
below the sink connection with a T.
Date: 11/22/2014
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V. Electrical System
Main Service Capacity: 400 Amps
110 Volts
110/220 Volts
Size: 4.0 2 200 AMP panels
Overhead
Underground
Seal Intact
Breakers
Grounded
Polarity: Satisfactory
Yes
Operating: Yes
U = Unsatisfactory
O = Operating
71
72
73
74
75
76
77
Checkpoint
Service Ground and Bonding Wires
Main Service Cable Attached to House
Service Panel Box
Breaker/Fuse Condition
Interior House Wiring
Receptacles, Switches, & Fixtures
Fire Alarms/Smoke Detector
Rating
S
NA
S
S
S
U
78
79
80
81
82
Ceiling Fans
Exhaust Fans
Wiring to Central Heat/AC Systems
Wiring to other Major Electrical Equipment
Outside Receptacles and Fixtures
Date: 11/22/2014
S
S
S
S
U
S
Comments
Integrated
Page 51 of 57
Brand: Carrier
Model: FX4DNF049
83
84
85
86
87
88
89
90
91
92
93
94
95
96
97
98
99
100
101
U = Unsatisfactory
Checkpoint
Flue Pipes & Chimneys
Slope & Joints
Automatic Safety Controls
Oil Tank & Oil Tank Vent
Installed Heat Source in each
room
Draft Device
Heat Exchanger
Furnace
Carbon Monoxide Detector
Thermostat
Heat Pump
Emergency/Aux. Heat Strips
Air Handler Unit
Supply Air Ducts
Supply/ Return Plenums
Registers
Inside Fan
Fireplaces
Gas Piping / Connection
Date: 11/22/2014
O = Operating
Rating
NA
NA
S
NA
Comments
S
NA
NA
NA
Yes
S
S
S
S
S
U
S
S
U
S
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Brand: Carrier
Model:
102
103
104
105
106
107
108
109
U = Unsatisfactory
Checkpoint
Filters
Normal Operating Controls
Evaporator Coil
Installed Cooling Source in each
room
Condensation Drain
Refrigerant Lines
Outside Condenser Unit
Temperature Drop Test
15 - 25 Degrees=normal cooling
temperature
O = Operating
Rating
S
S
NV
Comments
See Comment Below
Sealed in unit.
S
S
S
S
U
Filters the filters can affect the operation and long term function of the HVAC system and should be
replaced on a regular basis.
Pleated filters vs. fibrous filters
Pleated filters generally should be replaced every 90 days
Fibrous filters are more temporary and should be generally replaced every 30 days.
Date: 11/22/2014
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Condensate Drains: Exterior condensate drains should be directed away from the homes foundation,
splash blocks or other drainage system are recommended to keep the homes feet dry and to prevent
damage to the structure over time or provide pests a food source. Condensation Drains should always
drain to daylight and not be obstructed or the system may back up and damage may occur, needs repair.
Refrigerant lines must be protected from the elements or energy loss and poor system performance will
occur, a proper wrap or paint will help prevent deterioration of the exterior pipe insulation and should be
part of home maintenance or regular replacement of the insulation will be needed.
Date: 11/22/2014
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110
111
112
113
114
115
116
117
118
119
120
121
122
123
U = Unsatisfactory
Checkpoint
Walls
Ceilings
Floors
Stairways
Steps
Closets
Railings
Windows
Doors
Trim work
Insulation
Kitchen & Bath Cabinets
Kitchen & Bath Counter
Tops
Locks
Date: 11/22/2014
Rating
U
U
U
S
S
S
S
U
U
U
NV
U
U
S
O = Operating
Comments
See Summary Page
See Summary Page
See Summary Page
Page 55 of 57
124
125
126
127
128
129
130
131
132
133
134
Checkpoint
Dishwasher
Range
Oven
Microwave
Fan/Hood
Garbage Disposal
Trash Compactor
Central Vacuum
System
Utility Room
Dryer Vent
Washer Pan
U = Unsatisfactory
Rating
S
S
S
S
U
S
NA
O = Operating
Comments
Electric
Electric
Vent:
Gas
Gas
Interior
Exterior
NA
S
U
S
Supply lines-hoses water, all supply lines for household devices are available in a variety of materials.
While the black rubber washer hoses and lightweight plastic tubing for icemakers are common these are
not the best materials to ensure trouble free operations. These materials are not made for the long haul
and have a significantly higher failure rate than braded stainless steel hoses-lines. It is highly
recommended that all installed water supply lines-hoses used are braded stainless steel (dishwasher
lines, sink lines, washer hoses, icemaker hoses etc.). They do cost a little more but their failure rate is
almost nonexistent!
Dryer vents should be cleaned annually (or more frequently if needed) to prevent fire hazard and high
energy consumption from restrictions caused by lint build-up.
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