Inspection Report

Prepared For:
Multi Unit Sample

Property Address:
Multi Unit Sample
Charleston, SC

D& I Home Inspectors, Inc.

Lawrence M. David Lic #1070
PO Box 1708
Moncks Corner, SC 29461
(843) 514-2216 www.HomeInspectorDandI.com


Date: 3/30/2006 Time: 12:50 PM Report ID: PS750
Property:
Multi Unit Sample
Charleston, SC
Customer:
Multi Unit Sample 		Real Estate Professional:

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Repair or Replace (RR) = The item, component or unit is not functioning as intended or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.

Age Of Home:
Over 50 Years

Client Is Present:
No

Weather:
Clear
Temperature:
Over 60

Rain in last 3 days:
No

Number of Floor Levels (Heated Space Only):
TWO LEVELS



STRUCTURAL COMPONENTS

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.

Styles & Materials
FOUNDATION:
BRICK
METHOD USED TO OBSERVE CRAWLSPACE:
CRAWLED
DEBRIS
FLOOR STRUCTURE:
WOOD JOISTS
WALL STRUCTURE:
WOOD
COLUMNS OR PIERS:
BRICK PIERS
CEILING STRUCTURE:
4" OR BETTER
ROOF STRUCTURE:
2X4 RAFTERS
ROOF-TYPE:
GABLE
METHOD USED TO OBSERVE ATTIC:
WALKED
ATTIC INFO:
SCUTTLE HOLE
Inspection Items
1.0 Inspectors Genera Information
 Comments: Inspected
 Please note that photos are added to report to assist with location and to help identify problem areas. Several comments may be present in report without photos. Pleas read entire report. Do not rely on photos to show all areas of concern. We always recommend that every item or system with a comment noted in report be reviewed and repaired as needed by a lic. professional.

Many photos are taken during the inspection of a home. Some photos maynot be used in the final report. D& I attempts to keep any unused photos. These photos may be provided to the inspection client(Client Only)upon request for up to (12) twelve months after the date of inspection.


FYI an old cistern (tank) is present under home

1.0 Picture 1
1.1 FOUNDATIONS (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)
 Comments: Repair or Replace
 The foundation and framing under the left side rear addition is in very poor condition, recommend a structural engineer inspect to determine repairs.

1.1 Picture 1
1.1 Picture 2

Not all of crawlspace was inspected due to lack of safe access, under rear addition and right side (bath addition)
1.2 WALLS (Structural)
 Comments: POOR CONDITION
 The left side of rear addition to home appear to be bowed, Recommend further inspection by a Lic. Structural engineer. 

1.2 Picture 1
1.2 Picture 2

1.2 Picture 3

Bath room addition to right side of home appears to have settled toward the home. This is visible around entrance to bath in unit B. The crawlspace in this area is very low to the ground and not accessible. The roof line in this area has a negative slope and may cause leaks

1.2 Picture 4
1.2 Picture 5

Recommend the exposed waste drain and vent lines be secured to the wall.
Plywood sheathing located in storage area under rear addition is sitting on the ground and may attract termites.

1.2 Picture 6
1.3 COLUMNS OR PIERS
 Comments: POOR CONDITION
 Block piers under rear addition to home are in poor condition, leaning and need additional support.

1.3 Picture 1
1.3 Picture 2

The center support column at rear addition to upper level does not appear to be adequate. Recommend additional support to prevent sagging.

1.3 Picture 3
1.3 Picture 4

Most brick columns and old fire place have dead dried out mortar, recommend this be corrected.

1.3 Picture 5

One column located under center left of home (hall of unit A) is falling apart  and needs immediate repairs by qualified contractor.

1.3 Picture 6
1.4 FLOORS (Structural)
 Comments: POOR CONDITION
 Outer band on side porch is sagging in several areas. From under the home visible damage by moisture and wood eating insects is present. Repairs are needed, recommend repairs be performed by a qualified contractor.

1.4 Picture 1
1.4 Picture 2

1.4 Picture 3
1.4 Picture 4

1.4 Picture 5

Several wooden post have been added under the front and center of of home, these post are just sitting on the ground  are not considered a permanent support. Also wood sitting on the ground may attract wood eating insect. Recommend this be corrected by a qualified contractor.

1.4 Picture 6
1.4 Picture 7

1.4 Picture 8

Several areas under home have signs of termites and other wood eating insects. Recommend having the building inspected by a qualified pest control company.

1.4 Picture 9
1.4 Picture 10

Several amateur repairs are present under home using under sized materials, recommend all new materials be of equal or greater size.

1.4 Picture 11
1.4 Picture 12

1.4 Picture 13
1.5 CEILINGS (structural)
 Comments: Inspected
1.6 ROOF STRUCTURE AND ATTIC
 Comments: Inspected
 Theold roof framing and wood slat sheathing is in ok shape but is a weak system

1.6 Picture 1
The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


EXTERIOR

The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

Styles & Materials
SIDING STYLE:
LAP
SIDING MATERIAL:
AGED
WOOD
TYPE OF TRIM MATERIAL:
VINYL
EXTERIOR ENTRY DOORS:
WOOD
APPURTENANCE:
DECK WITH STEPS
COVERED PORCH
Inspection Items
2.0 WALL CLADDING FLASHING AND TRIM
 Comments: Inspected
 Wood siding at left side (facing front) deteriorated along bottom edge. Further deterioration can occur if not corrected. Recommend repair or replace as needed using a qualified person.

2.0 Picture 1
2.0 Picture 2

2.0 Picture 3

Some wood siding deteriation is present on the left bath room addition around drain lines and rear addition to upper level.

2.0 Picture 4
2.1 DOORS (Exterior)
 Comments: POOR CONDITION
 All exterior doors (all three units) are out of square with jam, missing weather stripping and do not seal shut, heat loss is occurring at all doors.

2.1 Picture 1
2.1 Picture 2

2.1 Picture 3
2.2 WINDOWS
 Comments: POOR CONDITION
 One window sill on left side of home

2.2 Picture 1

Most if not all windows are sealed shut and glazing in very poor condition.

2.2 Picture 2
2.3 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIOS, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)
 Comments: Inspected
 Tree limbs that are in contact with roof or hanging near walls should be trimmed.

2.3 Picture 1
2.4 EAVES, SOFFITS AND FASCIAS
 Comments: Inspected
The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


ROOFING

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

Styles & Materials
ROOF COVERING:
AGED
METAL
VIEWED ROOF COVERING FROM:
GROUND
BINOCULARS
Inspection Items
3.0 ROOF COVERINGS
 Comments: Inspected
The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


Unit A

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

Styles & Materials
WATER SOURCE:
PUBLIC
PLUMBING DISTRIBUTION:
COPPER
PEX
POLY
WASHER DRAIN SIZE:
2" DIAMETER
PLUMBING WASTE:
PVC
CAST IRON (OLD)
WATER HEATER POWER SOURCE:
GAS (QUICK RECOVERY)
MANUFACTURER:
A.O. SMITH
Age of water heater:
UNDER 10 YRS
Inspection Items
4.0.A INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
 Comments: Repair or Replace
 Fiberglass Tub is damaged/cracked and is leaking at time of inspection at Main bath. Repairs are needed Recommend a qualified licensed plumber repair or correct as needed.

4.0.A Picture 1

Tub faucets loose and needs repair at Main bath. ,. Recommend repair as necessary by a qualified person.

4.0.A Picture 2

Water pressure is low, this can be caused by several reasons. Recommend a plumber investigate further.

4.0.A Picture 3

PEX water lines are just hanging  loose under home.

4.0.A Picture 4
4.0.A Picture 5
4.1.A HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
 Comments: Repair or Replace
 Metal exhaust flue pipe for water heater (under rear addition is heavily rusted and should be replaced. 

4.1.A Picture 1

Newer gas hot water heater is just siting on some blocks in the storage area under rear of home. Recommend placing 18" off ground, installing a thermal expansion tank and securing to wall.

4.1.A Picture 2
4.2.A FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)
 Comments: POOR CONDITION
 Old gas lines under home are in very poor condition, recommend repair or replace by a qualified contractor.

4.2.A Picture 1
4.3.A INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
 Comments: Inspected
 Polybutylene plastic plumbing supply lines (PB) are installed in the crawlspace under Unit A kitchen. Polybutylene has been used in this area for many years, but has had a higher than normal failure rate, and is no longer being widely used. Copper and Brass fittings used in later years have apparently reduced the failure rate. This subject house has plastic fittings. For further details contact the Consumer Plumbing Recovery center at 1-800-392-7591 or the web at http://www.pbpipe.com

4.3.A Picture 1
The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


Unit B

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

Styles & Materials
PLUMBING SUPPLY:
PEX
PLUMBING DISTRIBUTION:
PEX
PLUMBING WASTE:
PVC
WATER HEATER POWER SOURCE:
ELECTRIC
CAPACITY:
28 Gal.
Age of water heater:
UNDER 10 YRS
Inspection Items
4.0.B INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
 Comments: Inspected
 Exposed PEX water lines are present on the walls in this unit, again this is not standard, but I do not know of any problems this will cause.

4.0.B Picture 1
4.0.B Picture 2
4.1.B INTERIOR DRAIN, WASTE AND VENT SYSTEMS
 Comments: Inspected
 Toilet is loose at floor at Hall Bath. ,. Recommend a qualified licensed plumber repair or correct as needed.

4.1.B Picture 1
4.2.B HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
 Comments: Repair or Replace
 T&P (Test and Pressure) valve on water heater needs a 3/4 threaded pipe to extend within 6 inches of floor pan for safety. (PVC is not approved for hot water use). Recommend repair by a qualified person.

4.2.B Picture 1
The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


Unit C

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

Styles & Materials
WATER HEATER POWER SOURCE:
ELECTRIC
CAPACITY:
30 GAL (SMALL)
Age of water heater:
UNDER 10 YRS
Inspection Items
4.0.C INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
 Comments: Inspected
 Some water lines are mounted to the bedroom wall in this unit, while this is not standard, I don' know of any problems it may cause. These lines then exit the wall and enter unit B. These appear to be the hot water supply lines to unit B, because the water heater for unit B is in the attic above unit C.

4.0.C Picture 1
4.0.C Picture 2
4.1.C INTERIOR DRAIN, WASTE AND VENT SYSTEMS
 Comments: Repair or Replace
 Waste line is leaking at right side at Kitchen sink. Repairs are needed to stop leaking water from damaging the cabinet bottom.. Recommend a qualified licensed plumber repair or correct as needed.

4.1.C Picture 1
4.2.C HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
 Comments: Inspected
 Water heaters for both unit B and C, recommend installing thermal expansion tanks.

4.2.C Picture 1
The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


Units A

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

Styles & Materials
ELECTRICAL SERVICE CONDUCTORS:
OVERHEAD SERVICE
COPPER
PANEL CAPACITY:
100 AMP
PANEL TYPE:
CIRCUIT BREAKERS
ELEC. PANEL MANUFACTURER:
CROUSE-HINDS
BRANCH WIRE 15 and 20 AMP:
COPPER
WIRING METHODS:
ROMEX
Inspection Items
5.0.A SERVICE ENTRANCE CONDUCTORS
 Comments: Inspected
5.1.A SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS
 Comments: POOR CONDITION
 Recommend properly labeling panel box for safety.

5.1.A Picture 1

Main panel box is located at bedroom. Panel circuits are not clearly labeled has a missing knock out  inside box. This is for your information. Recommend repair as needed.

5.1.A Picture 2
5.2.A BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE
 Comments: Repair or Replace
 Several circuit breakers in main panel are of a different brand than panel manufacturer. The manufacturer requires that in order for the panel to be safe, only their brand is allowed to be used inside the panel. Even though these circuit breakers are all"UL approved," they are not approved to be used in panels of different manufacturers unless so indicated on the panel label.

5.2.A Picture 1
5.2.A Picture 2
5.3.A CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)
 Comments: Repair or Replace
 Tenet says several outlets do not work around  this unit. Not all outlets could be tested due to furniture, the outlet right of stove does not work. Recommend correct as needed
5.4.A OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)
 Comments: POOR CONDITION
 GFCI outlet is a non-grounded outlet which is legal, but not as safe as a grounded GFCI at Main bath.

5.4.A Picture 1
5.5.A LOCATION OF MAIN AND DISTRIBUTION PANELS
 Comments: Inspected
 Main panel box is located at front bedroom.
The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


Unit B

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

Styles & Materials
ELECTRICAL SERVICE CONDUCTORS:
OVERHEAD SERVICE
PANEL CAPACITY:
100 AMP
PANEL TYPE:
CIRCUIT BREAKERS
BRANCH WIRE 15 and 20 AMP:
COPPER
WIRING METHODS:
ROMEX
Inspection Items
5.0.B SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS
 Comments: Inspected
5.1.B CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)
 Comments: Repair or Replace
 What appears to be an old door bell is present over the entry door, it has exposed wires and wires are hot.

5.1.B Picture 1

The outlet left of kitchen sink is missing a cover plate and had no power at time of inspection.

5.1.B Picture 2
5.2.B OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)
 Comments: POOR CONDITION
 GFCI outlet is a non-grounded outlet which is legal, but not as safe as a grounded GFCI at Hall Bath.

5.2.B Picture 1
5.3.B SMOKE DETECTORS
 Comments: Inspected
 The smoke detectors in building should all be replaced for safety.

5.3.B Picture 1
The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


Unit C

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

Styles & Materials
ELECTRICAL SERVICE CONDUCTORS:
OVERHEAD SERVICE
COPPER
PANEL CAPACITY:
100 AMP
PANEL TYPE:
CIRCUIT BREAKERS
BRANCH WIRE 15 and 20 AMP:
COPPER
WIRING METHODS:
ROMEX
Inspection Items
5.0.C SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS
 Comments: Inspected
5.1.C CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)
 Comments: Inspected
 Several two pronged ungrounded outlets are still present in home.

5.1.C Picture 1
5.2.C OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)
 Comments: Repair or Replace
 GFCI outlet is a non-grounded outlet which is legal, but not as safe as a grounded GFCI at Hall Bath.
The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


Unit A

The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: Cooling and air handling equipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed cooling source in each room. The home inspector shall describe: Energy sources; and Cooling equipment type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance The home inspector is not required to: Observe window air conditioners or operate cooling systems when weather conditions or other circumstances may cause equipment damage; Observe non-central air conditioners; or Observe the uniformity or adequacy of cool-air supply to the various rooms.

Styles & Materials
COOLING EQUIPMENT TYPE:
AIR CONDITIONER UNIT
COOLING EQUIPMENT ENERGY SOURCE:
ELECTRICITY
CENTRAL AIR MANUFACTURER:
CARRIER
NUMBER OF A/C UNITS:
ONE
LOCATION OF EQUIPMENT:
RIGHT SIDE OF HOME
IN CLOSET
Inspection Items
6.0.A COOLING AND AIR HANDLER EQUIPMENT
 Comments: Inspected
6.1.A NORMAL OPERATING CONTROLS
 Comments: Inspected
6.2.A DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 Comments: POOR CONDITION
 Ductwork appears to need cleaning
The cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed HVAC contractor would discover (Heating, Ventilation, and Air Conditioning). Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


Unit B

The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: Cooling and air handling equipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed cooling source in each room. The home inspector shall describe: Energy sources; and Cooling equipment type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance The home inspector is not required to: Observe window air conditioners or operate cooling systems when weather conditions or other circumstances may cause equipment damage; Observe non-central air conditioners; or Observe the uniformity or adequacy of cool-air supply to the various rooms.

Styles & Materials
COOLING EQUIPMENT TYPE:
AIR CONDITIONER UNIT
COOLING EQUIPMENT ENERGY SOURCE:
ELECTRICITY
NUMBER OF A/C UNITS:
ONE
LOCATION OF EQUIPMENT:
IN CLOSET
Inspection Items
6.0.B COOLING AND AIR HANDLER EQUIPMENT
 Comments: Inspected
6.1.B NORMAL OPERATING CONTROLS
 Comments: Inspected
6.2.B DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 Comments: POOR CONDITION
 Ductwork appears to need cleaning.
The cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed HVAC contractor would discover (Heating, Ventilation, and Air Conditioning). Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


Unit C

The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: Cooling and air handling equipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed cooling source in each room. The home inspector shall describe: Energy sources; and Cooling equipment type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance The home inspector is not required to: Observe window air conditioners or operate cooling systems when weather conditions or other circumstances may cause equipment damage; Observe non-central air conditioners; or Observe the uniformity or adequacy of cool-air supply to the various rooms.

Styles & Materials
COOLING EQUIPMENT TYPE:
AIR CONDITIONER UNIT
COOLING EQUIPMENT ENERGY SOURCE:
ELECTRICITY
NUMBER OF A/C UNITS:
ONE
LOCATION OF EQUIPMENT:
IN ATTIC
Inspection Items
6.0.C COOLING AND AIR HANDLER EQUIPMENT
 Comments: Inspected
6.1.C NORMAL OPERATING CONTROLS
 Comments: Inspected
6.2.C DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 Comments: POOR CONDITION
 Debris seen in vents indicates need for cleaning ducts with vacuum.

6.2.C Picture 1

The air handler over flow pan in attic does not have a drain line, a float switch is present to help prevent against water over flowing, but I highly recommend the drain line be installed.

6.2.C Picture 2
The cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed HVAC contractor would discover (Heating, Ventilation, and Air Conditioning). Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


Interior A

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

Styles & Materials
CEILING MATERIALS:
SHEETROCK
WALL MATERIAL:
SHEETROCK
FLOOR COVERING(S):
VINYL
WOOD
INTERIOR DOORS:
SOLID
RAISED PANEL
WINDOW TYPES:
AGED
SINGLE PANE
CABINETRY:
MELAMINE
COUNTERTOP:
LAMINATE
CULTURED MARBLE
Inspection Items
7.0.A CEILINGS
 Comments: POOR CONDITION
 Unfinished sheetrock repairs are present in main bath.

7.0.A Picture 1

Sheetrock on ceiling is damaged and appears to be sagging at Half 1/2 Bath. While this damage is cosmetic, the repair cost should be considered due to the amount of damage. Recommend repair or replace as needed using a qualified person.

7.0.A Picture 2

Drywall on ceiling is damaged reveals a water stain indicating a leak did or still exists at front Bedroom. While this damage is cosmetic, the repair cost should be considered due to the amount of damage. Recommend repair or replace as needed using a qualified person.

7.0.A Picture 3
7.1.A WALLS
 Comments: Inspected
 Towel and tissue bars in main bath are damaged or missing.

7.1.A Picture 1
7.2.A FLOORS
 Comments: Repair or Replace
 The Subfloor in kitchen is very soft and appears to be damaged, this area is not visible from crawlspace. Due to the amount of softness, I recommend replacing the Subfloor

7.2.A Picture 1
7.3.A COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
 Comments: POOR CONDITION
 Sink base cabinet in kitchen is pulling away from wall and veneer is pulling off of doors.

7.3.A Picture 1
7.3.A Picture 2

Counter tops in both baths are not mounted properly, just sitting in place.

7.3.A Picture 3
7.4.A DOORS (REPRESENTATIVE NUMBER)
 Comments: Inspected
7.5.A WINDOWS (REPRESENTATIVE NUMBER)
 Comments: POOR CONDITION
 Atleast one window is missing glass.

7.5.A Picture 1
The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


Interior B

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

Styles & Materials
CEILING MATERIALS:
SHEETROCK
PLASTER
WALL MATERIAL:
SHEETROCK
PLASTER
FLOOR COVERING(S):
WOOD
INTERIOR DOORS:
RAISED PANEL
WOOD
WINDOW TYPES:
AGED
SINGLE PANE
COUNTERTOP:
LAMINATE
Inspection Items
7.0.B CEILINGS
 Comments: Inspected
7.1.B WALLS
 Comments: Repair or Replace
 The wall framing around the hall bath addition appears to be leaning or settleing. This appears to be a structural concern, recommend this area be inspected further by a structural engineer to determine the repairs needed.

7.1.B Picture 1
7.1.B Picture 2
7.2.B FLOORS
 Comments: Inspected
7.3.B STEPS, STAIRWAYS, BALCONIES AND RAILINGS
 Comments: Inspected
7.4.B COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
 Comments: Inspected
 Counter top in bath is not mounted properly, just sitting in place.

7.4.B Picture 1
7.5.B DOORS (REPRESENTATIVE NUMBER)
 Comments: Inspected
7.6.B WINDOWS (REPRESENTATIVE NUMBER)
 Comments: POOR CONDITION
 All windows in home are in poor condition, but the windows in the rear of unit B are deteriated.

7.6.B Picture 1
The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


Interior C

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

Styles & Materials
CEILING MATERIALS:
SHEETROCK
PLASTER
WALL MATERIAL:
SHEETROCK
PLASTER
FLOOR COVERING(S):
VINYL
WOOD
INTERIOR DOORS:
RAISED PANEL
WINDOW TYPES:
AGED
SINGLE PANE
Inspection Items
7.0.C CEILINGS
 Comments: Inspected
7.1.C WALLS
 Comments: Inspected
 Some stains are present on kitchen walls, tenant said it was raw eggs, FYI

7.1.C Picture 1
7.2.C FLOORS
 Comments: Inspected
7.3.C COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
 Comments: Inspected
7.4.C DOORS (REPRESENTATIVE NUMBER)
 Comments: Inspected
7.5.C WINDOWS (REPRESENTATIVE NUMBER)
 Comments: POOR CONDITION
 Atleast one window is missing some glass.

7.5.C Picture 1
The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


INSULATION AND VENTILATION

The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.

Styles & Materials
ATTIC INSULATION:
NONE
R- VALUE:
NONE
EXHAUST FAN TYPES:
NONE
DRYER POWER SOURCE:
22O ELECTRIC
Inspection Items
8.0 INSULATION AND VAPOR RETARDERS (in unfinished spaces)
 Comments: Not Present
 No insulation present in attic or crawlspace.

8.0 Picture 1
8.0 Picture 2
8.1 VENTILATION OF ATTIC AND FOUNDATION AREAS
 Comments: Inspected
8.2 VENTING SYSTEMS (Kitchens, baths and laundry)
 Comments: POOR CONDITION
 The dryer vent for Unit A comes out of wall next to all three HVAC compressors. Dryer lint is built up on units. Recommend all three units be thoroughly cleaned and inspected by a qualified HVAC contractor. Also I recommend moving the dryer vent.

8.2 Picture 1

No ventilation or operating windows present in any of the bath rooms in building, recommend this be corrected.

8.2 Picture 2
The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


Kitchen A

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

 

Inspection Items
9.0.A DISHWASHER
 Comments: Inspected
9.1.A RANGES/OVENS/COOKTOPS
 Comments: Inspected
The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


Kitchen B

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

 

Inspection Items
9.0.B DISHWASHER
 Comments: Inspected
9.1.B RANGES/OVENS/COOKTOPS
 Comments: Inspected
The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


Kitchen C

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

 

Inspection Items
9.0.C DISHWASHER
 Comments: Inspected
9.1.C RANGES/OVENS/COOKTOPS
 Comments: Inspected
The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Prepared Using HomeGauge http://www.homegauge.com SHGI (c) 2000-2004 : Licensed To D & I Home Inspectors, Inc.


General Summary


D& I Home Inspectors, Inc.

PO Box 1708
Moncks Corner, SC 29461
(843) 514-2216 www.HomeInspectorDandI.com

Customer
Multi Unit Sample

Property Address
Multi Unit Sample
Charleston, SC

The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or appear to warrant further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function, efficiency, or safety of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

STRUCTURAL COMPONENTS
1.1 FOUNDATIONS (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)
 Repair or Replace
 
The foundation and framing under the left side rear addition is in very poor condition, recommend a structural engineer inspect to determine repairs.
 
Not all of crawlspace was inspected due to lack of safe access, under rear addition and right side (bath addition)
1.2 WALLS (Structural)
 POOR CONDITION
 
The left side of rear addition to home appear to be bowed, Recommend further inspection by a Lic. Structural engineer. 
 
Bath room addition to right side of home appears to have settled toward the home. This is visible around entrance to bath in unit B. The crawlspace in this area is very low to the ground and not accessible. The roof line in this area has a negative slope and may cause leaks
 
Plywood sheathing located in storage area under rear addition is sitting on the ground and may attract termites.
1.3 COLUMNS OR PIERS
 POOR CONDITION
 
Block piers under rear addition to home are in poor condition, leaning and need additional support.
 
The center support column at rear addition to upper level does not appear to be adequate. Recommend additional support to prevent sagging.
 
Most brick columns and old fire place have dead dried out mortar, recommend this be corrected.
 
One column located under center left of home (hall of unit A) is falling apart  and needs immediate repairs by qualified contractor.
1.4 FLOORS (Structural)
 POOR CONDITION
 
Outer band on side porch is sagging in several areas. From under the home visible damage by moisture and wood eating insects is present. Repairs are needed, recommend repairs be performed by a qualified contractor.
 
Several wooden post have been added under the front and center of of home, these post are just sitting on the ground  are not considered a permanent support. Also wood sitting on the ground may attract wood eating insect. Recommend this be corrected by a qualified contractor.
 
Several areas under home have signs of termites and other wood eating insects. Recommend having the building inspected by a qualified pest control company.
 
Several amateur repairs are present under home using under sized materials, recommend all new materials be of equal or greater size.

EXTERIOR
2.0 WALL CLADDING FLASHING AND TRIM
 Inspected
 
Wood siding at left side (facing front) deteriorated along bottom edge. Further deterioration can occur if not corrected. Recommend repair or replace as needed using a qualified person.
 
Some wood siding deteriation is present on the left bath room addition around drain lines and rear addition to upper level.
2.1 DOORS (Exterior)
 POOR CONDITION
 
All exterior doors (all three units) are out of square with jam, missing weather stripping and do not seal shut, heat loss is occurring at all doors.
2.2 WINDOWS
 POOR CONDITION
 
One window sill on left side of home
 
Most if not all windows are sealed shut and glazing in very poor condition.

Unit A
4.0.A INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
 Repair or Replace
 
Fiberglass Tub is damaged/cracked and is leaking at time of inspection at Main bath. Repairs are needed Recommend a qualified licensed plumber repair or correct as needed.
 
Water pressure is low, this can be caused by several reasons. Recommend a plumber investigate further.
 
PEX water lines are just hanging  loose under home.
4.1.A HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
 Repair or Replace
 
Metal exhaust flue pipe for water heater (under rear addition is heavily rusted and should be replaced. 
 
Newer gas hot water heater is just siting on some blocks in the storage area under rear of home. Recommend placing 18" off ground, installing a thermal expansion tank and securing to wall.
4.2.A FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)
 POOR CONDITION
 
Old gas lines under home are in very poor condition, recommend repair or replace by a qualified contractor.

Unit B
4.0.B INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
 Inspected
 
Exposed PEX water lines are present on the walls in this unit, again this is not standard, but I do not know of any problems this will cause.
4.1.B INTERIOR DRAIN, WASTE AND VENT SYSTEMS
 Inspected
 
Toilet is loose at floor at Hall Bath. ,. Recommend a qualified licensed plumber repair or correct as needed.
4.2.B HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
 Repair or Replace
 
T&P (Test and Pressure) valve on water heater needs a 3/4 threaded pipe to extend within 6 inches of floor pan for safety. (PVC is not approved for hot water use). Recommend repair by a qualified person.

Unit C
4.0.C INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
 Inspected
 
Some water lines are mounted to the bedroom wall in this unit, while this is not standard, I don' know of any problems it may cause. These lines then exit the wall and enter unit B. These appear to be the hot water supply lines to unit B, because the water heater for unit B is in the attic above unit C.
4.1.C INTERIOR DRAIN, WASTE AND VENT SYSTEMS
 Repair or Replace
 
Waste line is leaking at right side at Kitchen sink. Repairs are needed to stop leaking water from damaging the cabinet bottom.. Recommend a qualified licensed plumber repair or correct as needed.
4.2.C HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
 Inspected
 
Water heaters for both unit B and C, recommend installing thermal expansion tanks.

Units A
5.1.A SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS
 POOR CONDITION
 
Recommend properly labeling panel box for safety.
 
Main panel box is located at bedroom. Panel circuits are not clearly labeled has a missing knock out  inside box. This is for your information. Recommend repair as needed.
5.2.A BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE
 Repair or Replace
 
Several circuit breakers in main panel are of a different brand than panel manufacturer. The manufacturer requires that in order for the panel to be safe, only their brand is allowed to be used inside the panel. Even though these circuit breakers are all"UL approved," they are not approved to be used in panels of different manufacturers unless so indicated on the panel label.
5.3.A CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)
 Repair or Replace
 
Tenet says several outlets d