55 Elizabeth St - Full Home Inspection Report

CAROLINA PREMIER INSPECTIONS LLC https://www.carolinaphi.com/ HOME INSPECTION REPORT 55 Elizabeth St Charleston, SC 29403 FEBRUARY 28, 2024 Inspector Inspector Robert Wiggins Justin Thompson ASHI & InterNACHI Certied Home Inspector

55 Elizabeth St TABLE OF CONTENTS 7 1: Inspection and Site Details 9 2: Warranty Package 12 3: Grounds 15 4: Exterior 23 5: Roong 27 6: Appliances 29 7: Interiors 33 8: Electric Service 39 9: Plumbing 41 10: Water Heater 44 11: Structural Components 53 12: Cooling 56 13: Heating 59 14: HVAC Distribution 61 15: Insulation 62 16: Ventilation 63 17: Attic 64 18: Crawlspace 66 19: CL-100 Relevant Items 71 20: Insect Observations 72 21: For Your Information 73 22: Checklist 74 23: Mini-Split System 76 24: Mini-Split System 77 Standards of Practice Carolina Premier Inspections LLC Page 2 of 78

55 Elizabeth St A home inspection is a non-invasive visual examination of the accessible areas of the property designed to identify areas of concern within specic systems or components dened by the signed agreement and Standards of Practice that are both observed and deemed material by the inspector at the exact date and time of the inspection. Any and all recommendations for repair, replacement, or evaluation, should be performed by the appropriate trade contractors within the client's inspection contingency window or prior to closing, whichever applies to the contract, to obtain proper dollar amount estimates on the cost of said repairs and also because these evaluations could uncover more potential issues that are not able to be noted from a purely visual inspection of the property. This inspection will NOT reveal every concern or issue that exists, but only those material defects that were observable on the day of the inspection. This inspection is intended to assist in an evaluation of the overall condition of the dwelling only. A home inspection is not a code inspection. We recommend you check with your local building department for any closed, voided, failed, or unpermitted work before closing on the property. This inspection is not a prediction of future conditions and conditions with the property are subject to change the moment we leave the premises. This is not a cosmetic inspection. Reporting on cosmetic issues at the interior and exterior of the home is outside the scope of a general home inspection. Cosmetic issues are not part of the home inspection standard of practice. Identifying cosmetic items is your responsibility during your nal walk-through or "blue tape inspection". If you would like to hire Carolina Premier Inspections to perform a cosmetic blue tape inspection this will have to be scheduled at a dierent time than your home inspection for a separate fee. Your home inspector may report on substantial cosmetics for your information. How to read this report: The defects within the report are organized into three categories. They are Minor Concern (in blue), Recommendations (in orange), and Safety Concern (in red). Each defect's category does not determine the importance of the recommended repair. All defects noted in this report should be addressed. Health and safety concerns will be in the Moderate Concern or Major Concern, depending on how the perceived danger but these should be addressed ASAP. All repairs should be performed by licensed and/or qualied contractors to ensure the repairs are done safely and properly. Minor Concern: Items or components of the home that are defective and, in the opinion of the inspector, may be considered general maintenance or typical for the home's age. Any recommended improvements to the home may also be in this category. Recommendations: Items or components that were found to be defective and, if not addressed, could lead to further problems. These defects are not Carolina Premier Inspections LLC Page 3 of 78

55 Elizabeth St considered to be routine maintenance. This category may also contain safety hazards or concerns. Safety Concern: Items or defective components could present serious safety hazards that need immediate attention. These categories are based on the inspector's professional judgment and are based on the conditions at the time of the inspection. This categorization should not be construed to mean that items designated as Minor Concerns or Recommendations do not need to be repaired or addressed. The recommendation in each comment is more important than the category in which the defect was placed. Limitations: If the inspector was not able to inspect/test certain areas or components of the home, there may be a Limitations tab in that section of the report. The Limitations tab may show things that need to be further evaluated after the inspection. I recommend reading any Limitations in the report and addressing them as necessary. Photographs: Several photos and videos are in your inspection report. These photos are for informational purposes and may not include every instance or occurrence of a defect. For example, if the report has three photos of hail damage on the roof, this does not mean that there is only hail damage in those areas. Carolina Premier Inspections LLC Page 4 of 78

55 Elizabeth St 1: INSPECTION AND SITE DETAILS Information General: Inspection Type General: Structure Type General: Temperature at the time General Home Inspection Single Family Home(2 story), of inspection: Detached Over 65 degrees General: Weather General: Rain in the last 3 days: General: Soil condition Clear; sunny sky No Dry General: Utilities Status General: Home Set-Up and The utilities were on at the time Maintenance Guide of inspection. (RECOMMENDATIONS LINKED BELOW ARE PART OF THIS REPORT) Click Here for Your Home Set- Up and Maintenance Guide General: Structure Age 90-100+ years old Older structures cannot be expected to meet current building code standards. It is common to have areas that no longer comply with current building code standards. While this inspection makes every eort to point out safety issues, it does not inspect for code. It is common that buildings of any age will have had repairs performed and some repairs may not be in a workmanlike manner. Some areas may appear less than standard. This inspection looks for items that are not functioning as intended. It does not grade the repair. It is common to see old plumbing or mixed materials. Sometimes water signs in crawlspaces and attics could be years old from a problem that no longer exists. Or, it may still need further attention and repair. Determining this can be dicult in an older home. Sometimes in older homes, there are signs of damage to wood from wood-destroying insects. Having this is typical and fairly common. If the inspection reveals signs of damage you should have a pest control company inspect further for activity and a licensed general contractor for possible hidden damage. The inspection does not look for possible manufacturer re- calls on components. Always consider hiring the appropriate expert for any repairs or further inspection. General: Occupancy Status Occupied-Furnished If this residence was furnished at the time of the inspection portions of the interior were hidden by the occupant's belongings. In accordance with industry standards, the inspection is limited to only those surfaces that are exposed and readily accessible. The Inspector does not move furniture, li t oor-covering materials, or remove or rearrange items within closets or on shelving. On your nal walk-through, or at some point after the furniture and personal belongings have been removed, it is important that you inspec the interior portions of the residence that were concealed or otherwise inaccessible at the time of the inspection. Contact the Inspector immediately if any adverse conditions are observed that were not commented on in your inspection report. Limitations General LIMITATIONS AND OBSTRUCTIONS Plumbing Areas - Only Visible Plumbing Inspected, Mold/Mildew testing are NOT included with this report. Any reference of water intrusion is recommended that a professional investigation be obtained, Cabinetry, Wall Coverings, Insulation, HVAC Ducts, Attic Space is Limited - Viewed from Accessible Areas, Stored and personal items Carolina Premier Inspections LLC Page 7 of 78

55 Elizabeth St Obstructions: Wall coverings, oor coverings, xed ceilings, cabinetry, insulation, exterior cladding, roof covering, personal and stored items (if occupied), furnishings (if occupied). Limitations: Attic and Crawl Spaces have limited access and are viewed from accessible areas. The roof will not be accessed (walked upon) if it is wet or aged at the time of inspection or, it is greater than a 5 & 12 pitch, and if it exceeds the height of 25 feet at the lowest access point. Only visible sections of plumbing are inspected, plumbing inside walls and below ground are not inspected or included in this report. Carolina Premier Inspections LLC Page 8 of 78

55 Elizabeth St 2: WARRANTY PACKAGE Information Carolina Premier Structural Warranty Each inspection comes with a 1-year structural warranty oering $100,000.00 in coverage. Covered items include the structural framing, foundation, roof systems, and basements. The 12-month $100,000 policy from the inspection date covers major structural issues with the full home inspection. No age limits - guaranteed repairs, and you can choose your own contractor. Carolina Premier Roof Leak Policy Every single inspection we perform comes with a 5-year Roof Leak Protection plan that covers the necessary repair for any new leak in your home’s roof system. Carolina Premier Inspections LLC Page 9 of 78

55 Elizabeth St Carolina Premier Ninety Day Mechanical Policy Each inspection comes with a 90-Day Mechanical Warranty covering items that malfunction after the inspection and were conrmed to be in good working order by your inspector. It lasts for 90 Days or 22 Days after closing, whichever comes later, and carries a deductible of $0. Many items covered are the same items covered by your one-year warranty from closing, eectively making your deductible $0 on most claims with your Inspection from us! Carolina Premier Mold Protection Policy Every inspection comes with a hidden mold warranty. If you move into your new home and mold is present that was not found when inspected, you’re covered for remediation up to $2,000! Carolina Premier Inspections LLC Page 10 of 78

55 Elizabeth St Carolina Premier Sewer Protection Policy Underground Sewer and Water lines are covered for 90 days from inspection from issues like collapse and tree roots. While your inspector may recommend a sewer camera inspection for some properties, on others where no drain backups or known issues are present this coverage will serve to protect against failures between your home and the municipal connection or well/septic systems. A sewer camera inspection with satisfactory results will automatically extend your coverage to six months. Carolina Premier Termite Protection Policy Your home inspection included a comprehensive Wood Destroying Organism Inspection. After evaluation o the home, it has been determined in your report if the structure qualies for our one-year Termite Assurance Guarantee. Carolina Premier Inspections LLC Page 11 of 78

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55 Elizabeth St 5: ROOFING Information General: Roof Type/Style General: Roof Covering Material General: Typical life expectancy Gable Metal 50+ Years General: Roof Ventilation Type General: Roof Inspection Method Chimney(s): Description of Ridge Vents, Sot Vents Viewed from the ground, Chimney Binoculars Brick General: Approximate Age (Roof Covering) 30-40 years This is an estimation based upon visual inspection and done as a courtesy. This information should be conrmed or veried through invoices and warranties. Limitations General LIFE EXPECTANCY & INSURABILITY DISCLAIM Life expectancy of the roong covering materials is not covered by this home inspection report. Any comments made in the report with regard to the age is based upon the inspectors opinion based on visual inspection and information available during the inspection and oered as a courtesy to you. If any concerns exist about the roof covering life expectancy or potential for future problems, a roong specialist should be consulted. This inspection does not determine the insurability of the roof. You are strongly encouraged to have your insurance company and a roof covering specialist physically inspect the roof prior to closing to fully evaluate the condition and insurability of the roof. General ROOF DISCLAIM The roof inspection portion of the General Home Inspection will not be as comprehensive as an inspection performed by a qualied roong contractor. Because of variations in installation requirements of the huge number of dierent roof-covering materials installed over the years, the General Home Inspection does not include conrmation of proper installation. Home Inspectors are trained to identify common deciencies and to recognize conditions that require evaluation by a specialist. Inspection of the roof typically includes visual evaluation of the roof structure, roof-covering materials, ashing, and roof penetrations like chimneys, mounting hardware for roof-mounted equipment, attic ventilation devices, and combustion and plumbing vents. The roof inspection does not include leak-testing and will not certify or warranty the roof against future leakage. Other limitations may apply and will be included in the comments as necessary. General ROOF INSPECTION LIMITATIONS Carolina Premier Inspections LLC Page 23 of 78

55 Elizabeth St 6: APPLIANCES Information Refrigerator: Brand Range: Brand Range: Range/Oven Energy Kenmore GE Source Electric Range Hood: Venting Method Not On Site Refrigerator: Refrigerator The refrigerator was visually inspected and a temperature was taken inside the refrigerator and freezer to ensure that they were cooling properly. Any ice/water dispensers present were tested. Any defects are noted below. Range: Range/Oven Combination The range/oven was visually inspected and each burner/element was checked to ensure they were heating. Any defects are noted below. Range Hood: Range Hood The range hood was visually inspected and the exhaust fan and light were tested. Any defects are noted below. Limitations General APPLIANCES NOT MOVED Under no circumstance will your inspector move any of the household appliances during the inspection. This is outside of the Standard of Practice for home inspections and goes against our company policy. (See section #7 of your home inspection agreement for reference.) A home inspection is a non-invasive inspection. This means we will only operate the appliances using the appliance controls and switches. Moving appliances can cause damage to the unit and to interior nishes. Carolina Premier Inspections LLC Page 27 of 78

55 Elizabeth St Recommendation Contact a qualied professional. Carolina Premier Inspections LLC Page 32 of 78

55 Elizabeth St 8: ELECTRIC SERVICE Information Service Entrance: Main Shut O Service Entrance: Service Amps Service Entrance: Service (Amps) and Voltage (Meter) Entrance Conductor 150 Amps 150 Amps Copper Service Entrance: Service Type Electric Panel: Branch Wire 15 and Electric Panel: Main Service Panel Overhead 20 AMP Location Copper Kitchen Electric Panel: Panel Electric Panel: Panel Rating Electric Panel: Wiring Method Manufacturer (Amps) Non-Metallic Sheathed, Romex, Westinghouse 150 Braided Carolina Premier Inspections LLC Page 33 of 78

55 Elizabeth St The absence of a drain line plumbing for the water heating equipment TPR valve poses a potential risk of water damage and personal injury in the event of valve activation. I strongly recommend engaging a qualied professional to install appropriate piping to mitigate these risks. Recommendation Contact a qualied professional. Carolina Premier Inspections LLC Page 43 of 78

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55 Elizabeth St 12: COOLING Information Cooling System: Exterior Cooling System: Condenser Cooling System: Cooling Capacity Equipment Manufacturer Approximate Age 12000 BTU/hr Mitsubishi 5 years Cooling System: Cooling Cooling System: Cooling Energy Cooling System: Interior Cooling Equipment Type Source Equipment Location Mini Split System Electric NA Cooling System: Interior Cooling System: Typical Life Equipment Manufacturer Expectancy (Condenser) N/A 12 - 15 years Carolina Premier Inspections LLC Page 53 of 78

55 Elizabeth St Cooling System: Exterior Cooling Equipment Location Rear of Home 2 split system ductless units Cooling System: Supply Temperature Assessment System inoperative - Not Tested Temperature dierential readings are a fundamental standard for testing the proper operation of the cooling system. The normal acceptable range is considered to be approximately between 14 to 23 degrees F. total dierence between the return air and conditioned air. Unusual conditions such as excessive humidity, low outdoor temperature, and restricted airow may create abnormal operation even though the equipment is functioning as designed and occasionally may indicate normal operation in spite of an equipment malfunction. The inspector recommends that the cooling equipment be further evaluated and serviced by a licensed specialist when the temperature dierential is not within the acceptable range. Cooling System: CONSIDER EVALUATION BY AN HVAC SPECIALIST Our evaluation of the HVAC system is non-intrusive and limited to a visual inspection of exposed components and the operation of systems by normal controls. We also check supply temperatures during our inspection. We cannot determine refrigerant leaks and levels, nor can we determine the condition of interior coils and components. You are advised to hire an HVAC specialist to perform a full diagnostic inspection if you wish to have these items and components evaluated. Carolina Premier Inspections LLC Page 54 of 78

55 Elizabeth St 13: HEATING Information Heating System: Heating Type Heating System: Manufacturer Heating System: Heating Energy Forced Air, Gas-Fired Heat Williams, Sears Source Natural Gas Heating System: Description of Vents/Flues/Chimneys Metal Flue Pipe Carolina Premier Inspections LLC Page 56 of 78

55 Elizabeth St Recommendation Contact a qualied HVAC professional. Carolina Premier Inspections LLC Page 58 of 78

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55 Elizabeth St 16: VENTILATION Information Bathroom Ventilation: Bathroom Exhaust Fan & Vent Fan Dryer Ventilation: Dryer Duct Cleaning Recommendation For re prevention reasons, it is always recommended for new owners to clean out the dryer ducts to ensure no lint build-up or blockage exists. Carolina Premier Inspections LLC Page 62 of 78

55 Elizabeth St Recommendation Contact a qualied professional. Carolina Premier Inspections LLC Page 65 of 78

55 Elizabeth St Evidence of a previous subterranean termite infestation was observed at the time of inspection. No evidence of an active infestation was observed. It should be noted that there is the possibility of hidden damages associated with a termite infestation. I recommend termite protection and annual inspection for the home. Consult a general contractor to investigate hidden damage at your discretion. This is a condition disclosed in a CL-100 report. It should be noted that there is the possibility of hidden damages associated with any termite infestation. I recommend termite protection and annual inspections for the home. I also recommend evaluation of all visible and hidden by a licensed general contractor throughout the home to determine the extent of the damage, investigate for hidden damage throughout the structure, and provide repairs as needed You have been advised about the nature of this infestation and the potential for hidden damages. Furthermore please understand youe inspector nor the inspection company will not be held responsible for any such hidden damage or other areas of damage in the home that may not have been observed, disclosed, or discovered at the time of the inspection. Recommendation Contact a qualied professional. Carolina Premier Inspections LLC Page 67 of 78

55 Elizabeth St 20: INSECT OBSERVATIONS Carolina Premier Inspections LLC Page 71 of 78

55 Elizabeth St 21: FOR YOUR INFORMATION Information Drain/waste Clean-Out: Location Furnace Gas Disconnect: Location Crawlspace Crawlspace Electrical - Main Disconnect: Location Kitchen I recommend that everyone living in the home familiarizes themselves with the location of the electrical service panel and the disconnect used to shut o power to the whole house. Knowing the location of the panel may be benecial to all members of the family, whether it's to reset a tripped breaker or to disconnect power in the event of an emergency. Carolina Premier Inspections LLC Page 72 of 78

55 Elizabeth St 22: CHECKLIST Information General: All Accessible GFCI General: All Gates Were Closed on General: Doors Locked Receptacles Were Reset The Fence General: Oven/Range/Cooktops General: Thermostat Was Reset Turned O to Original Position General: Final Checklist It is our goal to treat every home with respect and leave them in the same condition as when we arrived. Steps wer taken as part of our nal checklist to ensure that everything was reset to its original position/condition upon leaving the premises. Carolina Premier Inspections LLC Page 73 of 78

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55 Elizabeth St STANDARDS OF PRACTICE Roong 5.1 The inspector shall: A. inspect: 1. roong materials. 2. roof drainage systems. 3. ashing. 4. skylights, chimneys, and roof penetrations. B. describe: 1. roong materials. 2. methods used to inspect the roong. 5.2 The inspector is NOT required to inspect: A. antennas. B. interiors of vent systems, uses, and chimneys that are not readily accessible. C. other installed accessories. Appliances 10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance. Interiors 10.1 The inspector shall inspect: A. walls, ceilings, and oors. B. steps, stairways, and railings. C. countertops and a representative number of installed cabinets. D. a representative number of doors and windows. E. garage vehicle doors and garage vehicle door operators. F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: A. paint, wallpaper, and other nish treatments. B. oor coverings. C. window treatments. D. coatings on and the hermetic seals between panes of window glass. E. central vacuum systems. F. recreational facilities. G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or conrm the operation of every control and feature of an inspected appliance. Electric Service The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specic or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt conguration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be veried and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualied electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician. Cooling 9.1 The inspector shall: A. open readily openable access panels. B. inspect: 1. central and permanently installed cooling equipment. 2. distribution systems. C. describe: 1. energy source(s). 2. cooling systems. 9.2 The inspector is NOT required to: A. inspect electric air cleaning and sanitizing devices. B. determine cooling supply adequacy and distribution balance. C. inspect cooling units that are not permanently installed or that are installed in windows. D. inspect cooling systems using ground source, water source, solar, and renewable energy technologies. Heating 8.1 The inspector shall: A. open readily openable access panels. B. inspect: 1. installed heating equipment. 2. vent systems, uses, and chimneys. 3. distribution systems. C. describe: 1. energy source(s). 2. heating systems. 8.2 The inspector is NOT required to: A. inspect: 1. interiors of vent systems, uses, and chimneys that are not readily accessible. 2. heat exchangers. 3. humidiers and dehumidiers. 4. electric air cleaning and sanitizing devices. 5. heating systems using ground-source, water-source, solar, and renewable energy technologies. 6. heat-recovery and similar whole-house mechanical ventilation systems. B. determine: 1. heat supply adequacy and distribution balance. 2. the adequacy of combustion air components. Carolina Premier Inspections LLC Page 77 of 78

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