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Inspection Report

Ms. Yasmine Anderson

Property Address:
555 Sweet Street
Asheville, NC 28801

HomeBuyers Inspection HBI

Russell Buchanan #306
18 Business Park Circle
Arden NC 28704
877-274-4299

HOMEGAUGE SOFTWARE FOR EVALUATION USE ONLY! TO PURCHASE CONTACT: HomeGauge.com

Date: 10/19/2005

Time: 12:14 PM

Report ID: Sample Two

Property:
555 Sweet Street
Asheville, NC 28801

Customer:
Ms. Yasmine Anderson

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: Under 5 Years	Client Is Present: No	Radon Test: No
Water Test: No	Weather: Clear	Temperature: Over 60
Rain in last 3 days: No

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1. 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.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

Inspection Items

1.0

ROOF COVERINGS
ROOF COVERING: ARCHITECTURAL
VIEWED ROOF COVERING FROM: WALKED ROOF
Comments:

One ridge cap is cracked or damaged at rear of home and may allow a leak to occur (Picture 1) . There is one piece of a shingle that is missing near skylight (Picture 2) .

1.0 Picture 1 Rear of home

1.0 Picture 2 Front of home

1.1

FLASHINGS
Comments:

1.2

SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS
SKY LIGHT (S): TWO
CHIMNEY (exterior): ROCK, WOOD
Comments:

1.3

ROOFING DRAINAGE SYSTEMS
Comments:

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

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.

HOMEGAUGE SOFTWARE FOR EVALUATION USE ONLY! TO PURCHASE CONTACT: HomeGauge.com

2. 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.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

Inspection Items

2.0

WALL CLADDING FLASHING AND TRIM
SIDING STYLE: BATTEN
SIDING MATERIAL: WOOD
Comments:

2.1

DOORS (Exterior)
EXTERIOR ENTRY DOORS: WOOD, STEEL
GARAGE DOOR MATERIAL: METAL
GARAGE DOOR TYPE: TWO AUTOMATIC
Comments:

Two-door garage at left side (facing front) has electronic sensors located higher than six inches off floor which may not be installed according to manufacturers specification. This could be considered unsafe and needs correcting. Recommend a qualified contractor inspect and repair as needed.

2.1 Picture 1

2.2

WINDOWS
Comments:

Vines need removing in order to close green house window properly.

2.2 Picture 1 Window can't be closed

2.3

GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance)
Comments:

(1) Automatic opener for Garage door at left side (facing front) "left" door (from outside), will not reverse when met with resistance. This is considered unsafe and needs correcting. Recommend a qualified contractor inspect and repair as needed.

(2) A bumper guard installed on wall is recommended to protect car from foundation wall in garage.

2.3 Picture 1

2.4

DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS
APPURTENANCE: BALCONY, PATIO
Comments:

2.5

VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIOS, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)
DRIVEWAY: GRAVEL
Comments:

(1) Retaining wall appears strong but a guardrail and pickets should be considered to prevent children from accidental fall at driveway area and at rear of home left of greenhouse (facing )rear.

2.5 Picture 1 Right of Drive

2.5 Picture 2

(2) Dirt bank at rear of home is eroding. Two pits in ground exist and some form of ground cover or landscaping is needed. Or perhaps drainage from gutter or roof is spilling over in this area. I am unable to determine if this has been corrected (no rain). Recommend a qualified contractor inspect and perform the necessary repair.

2.5 Picture 3

2.5 Picture 4

2.6

EAVES, SOFFITS AND FASCIAS
Comments:

2.7

OTHER
Comments:

Waterfall was not on at rear of home and I did not inspect piping or pump for proper operation.

2.7 Picture 1 Waterfall non operational

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

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.

HOMEGAUGE SOFTWARE FOR EVALUATION USE ONLY! TO PURCHASE CONTACT: HomeGauge.com

3. Interiors

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.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

Inspection Items

3.0

CEILINGS
CEILING MATERIALS: SHEETROCK
Comments:

3.1

WALLS
WALL MATERIAL: SHEETROCK
Comments:

Tile surround at shower on wall at floor junction has missing or loose grout in areas. Since shower pan liner is not visible during an inspection, I cannot determine if repairs are needed. Water can enter behind covering and possibly damage framing if not corrected at Lower Level Bath at rear of home. This is a small repair issue for your information. Recommend a qualified contractor inspect and repair as needed.

3.1 Picture 1

3.2

FLOORS
FLOOR COVERING(S): CARPET, HARDWOOD T&G, TILE
Comments:

Some scratches on flooring in different areas of the home likely related to pets (FYI).

3.2 Picture 1

3.3

STEPS, STAIRWAYS, BALCONIES AND RAILINGS
Comments:

3.4

COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
CABINETRY: WOOD, VENEER
COUNTERTOP: GRANITE
Comments:

3.5

DOORS (REPRESENTATIVE NUMBER)
INTERIOR DOORS: SOLID, RAISED PANEL
Comments:

3.6

WINDOWS (REPRESENTATIVE NUMBER)
WINDOW TYPES: THERMAL/INSULATED, CASEMENT
Comments:

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

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.

HOMEGAUGE SOFTWARE FOR EVALUATION USE ONLY! TO PURCHASE CONTACT: HomeGauge.com

4. Plumbing System

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.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

Inspection Items

4.0

INTERIOR DRAIN, WASTE AND VENT SYSTEMS
WASHER DRAIN SIZE: NOT VISIBLE
PLUMBING WASTE: PVC
Comments:

Unused vent pipe in attic (left after crawling in access) is unidentified. I am unable to determine if this vent is connected to plumbing and therefore should be vented out roof, Or is simply not used or connected. I recommend a plumber inspect further and repair as needed.

4.0 Picture 1

4.1

INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
WATER SOURCE: WELL OR SPRING
WATER FILTERS: SEDIMENT FILTER, (We do not inspect filtration systems)
PLUMBING SUPPLY: COPPER, PVC
PLUMBING DISTRIBUTION: COPPER
Comments:

(1) I did not test or inspect the plumbing in greenhouse. I could not locate a heat source for greenhouse and piping could freeze and damage could result if not winterized each winter season.

4.1 Picture 1

(2) I did not inspect the well, pump or filtration systems. There is white deposits on shower glass walls and shower head fixtures indicating hard water. I am unable to determine if the filtration system includes treatment for hard water. Recommend a plumber investigate further if desired.

4.1 Picture 2 shower head

4.1 Picture 3

(3) FYI: When I ran hot water in master bath sinks it took longer than expected to get hot water. Supplemental hot water may be desired.

(4) Jet powered tub worked properly at time of inspection. I did not determine if jet powered tub should've been installed in a bed of concrete or supported with blocks. This tub was supported with blocks. Some manufacturers require the tub to be installed in a bed of concrete to prevent cracking or damage to the tubs finish. If interested, I recommend obtaining the manual for your tub (Jacuzzi Brand) to determine if it was installed according to manufacturer's specifications (Picture 3).

4.1 Picture 4

4.1 Picture 5

4.2

HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
WATER HEATER POWER SOURCE: ELECTRIC, PROPANE (QUICK RECOVERY)
CAPACITY: 40 GAL (1-2 PEOPLE), 50 GAL (2-3 PEOPLE)
MANUFACTURER: A.O. SMITH
Comments:

(Picture 1) Inspection view

4.2 Picture 1 Gas Water heaters

4.3

MAIN WATER SHUT-OFF DEVICE (Describe location)
Comments:

The main shut off is the green lever located in basement on front wall. This is for your information.

4.3 Picture 1 Main shut off in basement

4.4

FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)
Comments:

4.5

SUMP PUMP
Comments:

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

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.

HOMEGAUGE SOFTWARE FOR EVALUATION USE ONLY! TO PURCHASE CONTACT: HomeGauge.com

5. Electrical System

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.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

Inspection Items

5.0

SERVICE ENTRANCE CONDUCTORS
ELECTRICAL SERVICE CONDUCTORS: BELOW GROUND, ALUMINUM, 220 VOLTS
Comments:

5.1

SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS
PANEL CAPACITY: 200 AMP, (2) 200 AMP SERVICE PANEL
PANEL TYPE: CIRCUIT BREAKERS
Comments:

5.2

BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE
BRANCH WIRE 15 and 20 AMP: COPPER
WIRING METHODS: ROMEX
Comments:

5.3

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:

Three or more splice boxes need coverplates within"Five feet" of attic access in attic (left and right of access door). Electrical issues are considered a hazard until repaired. Recommend a qualified licensed electrician correct.

5.3 Picture 1

5.3 Picture 2

5.4

POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE
Comments:

5.5

OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)
Comments:

5.6

LOCATION OF MAIN AND DISTRIBUTION PANELS
Comments:

Main panel box is located at both downstairs furnace rooms. However, main disconnect (shut-off) is outside at meter base panel (for your information).

5.6 Picture 1 Meterbase and panel

5.7

SMOKE DETECTORS
Comments:

5.8

OTHER
Comments:

Back-up Generator was not tested or inspected by me or my company. I recommend a qualified licensed electrician inspect and operate. It is also recommended that someone familiarize you with operating procedures in the event of a power outage.

5.8 Picture 1 Back up Generator

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

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.

HOMEGAUGE SOFTWARE FOR EVALUATION USE ONLY! TO PURCHASE CONTACT: HomeGauge.com

6. 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.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

IN	NI	NP	RR		Inspection Items
X				6.0	FOUNDATIONS (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.) FOUNDATION: POURED CONCRETE METHOD USED TO OBSERVE CRAWLSPACE: WALKED Comments:
X				6.1	WALLS (Structural) WALL STRUCTURE: WOOD, CONCRETE Comments:
X				6.2	COLUMNS OR PIERS COLUMNS OR PIERS: WOOD PIERS, CONCRETE PIERS Comments:
X				6.3	FLOORS (Structural) FLOOR STRUCTURE: 2 X 10, WOOD JOISTS, ENGINERED FLOOR TRUSS Comments:
X				6.4	CEILINGS (structural) CEILING STRUCTURE: 2X6, NOT VISIBLE Comments:
X				6.5	ROOF STRUCTURE AND ATTIC ROOF STRUCTURE: 2 X 8 RAFTERS, PLYWOOD, NOT VISIBLE ROOF-TYPE: GABLE METHOD USED TO OBSERVE ATTIC: WALKED ATTIC INFO: LIGHT IN ATTIC Comments:
IN	NI	NP	RR		Inspection Items

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

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.

HOMEGAUGE SOFTWARE FOR EVALUATION USE ONLY! TO PURCHASE CONTACT: HomeGauge.com

7. Heating

The home inspector shall observe permanently installed heating systems including: Heating equipment; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution 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: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

Inspection Items

7.0

HEATING EQUIPMENT
HEAT TYPE: FORCED AIR
ENERGY SOURCE: PROPANE
NUMBER OF HEAT SYSTEMS (excluding wood): TWO
HEAT SYSTEM BRAND: CARRIER
Comments:

Gas furnace appears to operate properly but rust signs on housing indicates condensation which may indicate poor venting. A more thorough inspection by a qualified contractor is needed. Recommend further inspection by a licensed HVAC contractor.

7.0 Picture 1 Furnace #1 in front of home

7.1

NORMAL OPERATING CONTROLS
Comments:

7.2

AUTOMATIC SAFETY CONTROLS
Comments:

7.3

CHIMNEYS, FLUES AND VENTS
Comments:

Liner was partially visible and appeared good, but due to creosote build-up we could not inspect for cracks. Recommend a qualified chimney sweep clean and inspect for safety.

7.4

SOLID FUEL HEATING DEVICES
TYPES OF FIREPLACES: CONVENTIONAL, PROPANE GAS LOGS VENTED
OPERABLE FIREPLACES: THREE
NUMBER OF WOODSTOVES: NONE
Comments:

7.5

HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
DUCTWORK: INSULATED
FILTER TYPE: WASHABLE
Comments:

Filter location both units (see photo).

7.5 Picture 1 Filter #2 in rear

7.5 Picture 2

7.6

GAS/LP FIRELOGS AND FIREPLACES
Comments:

Damper lid for Vented fire logs at kitchen is missing a clamp or lock that forces lid to stay open (required for Vented Gas/LP logs). Without a clamp to force open the damper, it could shut and cause unsafe carbon dioxide to enter into living space. Recommend repair or replace as needed using a qualified person.

7.6 Picture 1

7.7

PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM
Comments:

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

The heating 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 heat contractor would discover. 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.

HOMEGAUGE SOFTWARE FOR EVALUATION USE ONLY! TO PURCHASE CONTACT: HomeGauge.com

8. Central Air Conditioning

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.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

Inspection Items

8.0

COOLING AND AIR HANDLER EQUIPMENT
COOLING EQUIPMENT TYPE: AIR CONDITIONER UNIT
COOLING EQUIPMENT ENERGY SOURCE: ELECTRICITY
CENTRAL AIR MANUFACTURER: CARRIER
NUMBER OF A/C UNITS: TWO
Comments:

There are two small size air conditioners that serve to cool the home. I am unable to determine if these sizes are adequate to cool home or whether or not all areas of home are cooled. Recommend a qualified licensed HVAC person determine if these are adequate.

8.0 Picture 1 Air Condensor

8.0 Picture 2 Air Condensor

8.1

NORMAL OPERATING CONTROLS
Comments:

8.2

DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
Comments:

8.3

PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM
Comments:

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

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.

HOMEGAUGE SOFTWARE FOR EVALUATION USE ONLY! TO PURCHASE CONTACT: HomeGauge.com

9. 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.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

IN	NI	NP	RR		Inspection Items
X				9.0	INSULATION AND VAPOR RETARDERS (in unfinished spaces) ATTIC INSULATION: BLOWN, FIBERGLASS R- VALUE: R-30 OR BETTER Comments:
X				9.1	VENTILATION OF ATTIC AND FOUNDATION AREAS VENTILATION: RIDGE VENTS, SOFFIT VENTS Comments:
X				9.2	VENTING SYSTEMS (Kitchens, baths and laundry) EXHAUST FAN TYPES: FAN/HEAT/LIGHT DRYER POWER SOURCE: 22O ELECTRIC DRYER VENT: FLEXIBLE METAL, METAL Comments:
		X		9.3	VENTILATION FANS AND THERMOSTATIC CONTROLS (ATTIC) Comments:
IN	NI	NP	RR		Inspection Items

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

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.

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10. Built-In Kitchen Appliances

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.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

IN	NI	NP	RR		Inspection Items
X				10.0	DISHWASHER DISHWASHER: ASKO REFRIGERATOR: SUB ZERO Comments:
X				10.1	RANGES/OVENS/COOKTOPS RANGE/OVEN: DAYCOR Comments:
X				10.2	RANGE HOOD EXHAUST/RANGE HOOD: BROAN Comments:
		X		10.3	TRASH COMPACTOR TRASH COMPACTORS: NONE Comments:
X				10.4	FOOD WASTE DISPOSER DISPOSER: IN SINK ERATOR Comments: Disposer power switch is too low, and does not prevent children from operating.
X				10.5	MICROWAVE COOKING EQUIPMENT BUILT-IN MICROWAVE: KITCHEN AIDE Comments:
IN	NI	NP	RR		Inspection Items

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

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.

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General Summary

HomeBuyers Inspection HBI

18 Business Park Circle
Arden NC 28704
877-274-4299

Customer
Ms. Yasmine Anderson

Property Address
555 Sweet Street
Asheville, NC 28801

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.

1 Roofing

1.0	ROOF COVERINGS
	Repair or Replace
	One ridge cap is cracked or damaged at rear of home and may allow a leak to occur (Picture 1) . There is one piece of a shingle that is missing near skylight (Picture 2) .

2 Exterior

2.1	DOORS (Exterior)
	Repair or Replace
	Two-door garage at left side (facing front) has electronic sensors located higher than six inches off floor which may not be installed according to manufacturers specification. This could be considered unsafe and needs correcting. Recommend a qualified contractor inspect and repair as needed.
2.2	WINDOWS
	Repair or Replace
	Vines need removing in order to close green house window properly.
2.3	GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance)
	Repair or Replace
	(1) Automatic opener for Garage door at left side (facing front) "left" door (from outside), will not reverse when met with resistance. This is considered unsafe and needs correcting. Recommend a qualified contractor inspect and repair as needed.
2.5	VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIOS, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)
	Inspected
	(1) Retaining wall appears strong but a guardrail and pickets should be considered to prevent children from accidental fall at driveway area and at rear of home left of greenhouse (facing )rear.
	(2) Dirt bank at rear of home is eroding. Two pits in ground exist and some form of ground cover or landscaping is needed. Or perhaps drainage from gutter or roof is spilling over in this area. I am unable to determine if this has been corrected (no rain). Recommend a qualified contractor inspect and perform the necessary repair.
2.7	OTHER
	Not Inspected
	Waterfall was not on at rear of home and I did not inspect piping or pump for proper operation.

4 Plumbing System

4.0	INTERIOR DRAIN, WASTE AND VENT SYSTEMS
	Not Inspected
	Unused vent pipe in attic (left after crawling in access) is unidentified. I am unable to determine if this vent is connected to plumbing and therefore should be vented out roof, Or is simply not used or connected. I recommend a plumber inspect further and repair as needed.
4.1	INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
	Not Inspected
	(1) I did not test or inspect the plumbing in greenhouse. I could not locate a heat source for greenhouse and piping could freeze and damage could result if not winterized each winter season.
	(2) I did not inspect the well, pump or filtration systems. There is white deposits on shower glass walls and shower head fixtures indicating hard water. I am unable to determine if the filtration system includes treatment for hard water. Recommend a plumber investigate further if desired.

5 Electrical System

5.3	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
	Three or more splice boxes need coverplates within"Five feet" of attic access in attic (left and right of access door). Electrical issues are considered a hazard until repaired. Recommend a qualified licensed electrician correct.
5.8	OTHER
	Not Inspected
	Back-up Generator was not tested or inspected by me or my company. I recommend a qualified licensed electrician inspect and operate. It is also recommended that someone familiarize you with operating procedures in the event of a power outage.

7 Heating

7.0	HEATING EQUIPMENT
	Repair or Replace
	Gas furnace appears to operate properly but rust signs on housing indicates condensation which may indicate poor venting. A more thorough inspection by a qualified contractor is needed. Recommend further inspection by a licensed HVAC contractor.
7.6	GAS/LP FIRELOGS AND FIREPLACES
	Repair or Replace
	Damper lid for Vented fire logs at kitchen is missing a clamp or lock that forces lid to stay open (required for Vented Gas/LP logs). Without a clamp to force open the damper, it could shut and cause unsafe carbon dioxide to enter into living space. Recommend repair or replace as needed using a qualified person.

8 Central Air Conditioning

8.0	COOLING AND AIR HANDLER EQUIPMENT
	Inspected
	There are two small size air conditioners that serve to cool the home. I am unable to determine if these sizes are adequate to cool home or whether or not all areas of home are cooled. Recommend a qualified licensed HVAC person determine if these are adequate.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.

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INVOICE

HomeBuyers Inspection HBI
18 Business Park Circle
Arden NC 28704
877-274-4299
Inspected By: Russell Buchanan #306

Inspection Date: 10/19/2005
Report ID: Sample Two

Customer Info:	Inspection Property:
Ms. Yasmine Anderson Customer's Real Estate Professional:	555 Sweet Street Asheville, NC 28801

Inspection Fee:

Service	Price	Amount	Sub-Total
Heated Sq Feet 5,000	1000.00	1	1000.00

Tax $0.00

Total Price $1000.00

Payment Method: Check
Payment Status: In Route
Note:

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HomeBuyers Inspection HBI

Russell Buchanan #306
18 Business Park Circle
Arden NC 28704
877-274-4299

HOMEGAUGE SOFTWARE FOR EVALUATION USE ONLY! TO PURCHASE CONTACT: HomeGauge.com

Inspection Agreement

This inspection was performed in accordance with and under the terms of a Pre-Inspection Agreement. The agreement was signed and agreed upon before the preparation of this report and a signed copy of the agreement is available upon request. An unsigned copy of the agreement may be attached to this report for your information or it may also be available on the home inspection company web site.