(a1) Summary Page. - A written report provided under subsection (a) of this section for a pre-purchase home inspection of three or more systems must include a summary page that contains the information required by this subsection. All other subject matters pertaining to the home inspection must appear in the body of the report. The summary page must contain the following statement:

"This summary page is not the entire report. The complete report may include additional information of interest or concern to you. It is strongly recommended that you promptly read the complete report. For information regarding the negotiability of any item in this report under the real estate purchase contract, contact your North Carolina real estate agent or an attorney."

The summary page must describe any system or component of the home that does not function as intended, allowing for normal wear and tear that does not prevent the system or component from functioning as intended. The summary page must also describe any system or component that appears not to function as intended, based upon documented tangible evidence, and that requires either subsequent examination or further investigation by a specialist. The summary page may describe any system or component that poses a safety concern.

Home Inspection Report & Summary Page

Recommended language related to incorrect installation of adhered masonry stone veneer cladding.

Background: In recent years adhered masonry stone veneer cladding has been used with increased frequency on the exteriors of buildings. In many cases the installation has been found to be improper and not in compliance with the installation instructions of the stone manufacturers. Incorrect installation can result in water penetration, structural damage, and fungal growth. The following language is recommended for use by home inspectors with regard to incorrectly installed adhered masonry stone veneer cladding. The bulleted items should be used as deemed appropriate for the building inspected.

Recommended Language: Adhered masonry stone veneer cladding has been installed on this house. An inspection of the visible components suggests that the stone cladding system may not have been installed in such a way as to prevent water penetration behind the cladding. At the time of the inspection, the following concerns related to the lack of proper detailing and flashing were observed:

• No visible weep system was noted at the base of the wood frame walls or horizontal transitions.
• No visible weep system was noted at the tops of window and/or door openings.
• No visible sealants were noted along seams between the stone cladding and siding, trim, windows, and/or doors.
• No indication of a flashing and/or weep system was noted where the stone cladding is in contact with roofing materials or along head flashings.
• Metal lath was visible, indicating that the proper base coats of mortar were not applied prior to installation of the stone cladding.

The lack of proper detailing and flashing is conducive to water penetration behind the stone cladding and possible hidden damage to the home.

Additional concerns related to installation are listed below:

• Clearances were not maintained between stone cladding and the ground and/or paved surfaces to prevent wicking and frost heave problems.
• Clearances were not maintained between stone cladding and roofing materials to allow for proper drainage and future roof repairs and/or replacement.

The installation of the stone cladding should be evaluated by a licensed general contractor and repaired as needed to correct any possible water penetration issues and verify that the stone cladding is installed to the specific installation requirements of the stone manufacturer and/or Masonry Veneer Manufacturer’s Association (MVMA). National Concrete Masonry Association.

Please note that because the water resistive barrier, metal lath, and base coat(s) of cement stucco are completely concealed behind the stone cladding, they cannot be evaluated by a visual inspection.

Standards of Practice/Rules/Interpretations Committee approved: July 9, 2015

NCHILB Board approved: July 10, 2015

Effective Date: July 10, 2015

The suggested language for single strand aluminum wiring has been presented in two formats.

1. Evaluation: (No signs or tangible evidence of defects)
2. Evaluation and Repair: Hazardous:(Signs and or tangible evidence of immediate concerns)

Level One: Basic - No signs or tangible evidence of defects

The electrical system of this home has single strand aluminum wiring present on the lighting and receptacle branch circuits. As a result of documented fire hazards, the use of single strand aluminum wiring for lighting and receptacle branch circuits was discontinued in 1974 until material improvement could be made. Due to the concealed nature of the electrical components, the general condition of the system could not be determined during the home inspection. A licensed electrical contractor should be consulted for a complete evaluation of the electrical system to determine if repair, modification, or replacement is needed to ensure safe and reliable service. For more information on aluminum household wiring and recommended repair methods, refer to the C.P.S.C. booklet "Repairing Aluminum Wiring." The toll-free hotline number for obtaining this booklet is 1-800-638-2772, or you can visit: https://www.cpsc.gov/s3fs-public/516.pdf

Level Two: Hazardous - Signs and or tangible evidence of immediate concerns

The electrical system of this home has single strand aluminum wiring present on the lighting and receptacle branch circuits. As a result of documented fire hazards, the use of single strand aluminum wiring for lighting and receptacle branch circuits was discontinued in 1974 until material improvements could be made. At the time of the inspection, the following hazardous conditions related to the electrical system were noted: (Modify or expand the list per inspection discoveries) 1. Receptacles that were not functional 2. Receptacles with visible damage 3. Receptacles and switches which were noted to be warm to touch 4. Light fixtures that presented significant flickering 5. Light Fixtures that were not functional 6. Visible evidence of overheating of (enter device type and location) 7. Damaged electrical junction and or connections A licensed electrical contractor should be consulted to repair immediate safety hazards and for a complete evaluation of the electrical system to determine additional if repairs, modification, or replacement is needed to ensure safe and reliable service. For more information on aluminum household wiring and recommended repair methods, refer to the CPSC booklet "Repairing Aluminum Wiring." The toll-free hotline number for obtaining this booklet is 1-800- 638-2772, or you can visit: https://www.cpsc.gov/s3fs-public/516.pdf

The gas piping system of this home includes corrugated stainless steel tubing (CSST). This flexible gas line system has specific installation requirements related to electrical bonding, designed to reduce the potential for lightning related electrical arcing that can perforate the tubing and result in gas leaks or fires. During the home inspection, the CSST could not be verified to be integrally bonded or to have a bonding attachment. An electrical contractor should be consulted for a complete evaluation of the CSST installation to ensure the presence of an electrical bonding path.

The purpose of this statement is to assist home inspectors with reporting language when decks are supported by attachment to the structure using only a nailed connection.

The deck relies on a nailed attachment to the framing of the home for structural support. A supporting attachment that uses only nails presents a safety hazard due to the potential for corrosion that can jeopardize the deck support and cause the deck to collapse. When a deck is supported by attachment to the structure, specific attachment schedules utilizing a combination of hot-dipped galvanized nails and bolts or approved self-drilling screw fasteners are required to ensure stability and safety. The deck should be repaired by a licensed general contractor, if the repair is beyond the scope of the building code a licensed professional engineer should be consulted.

Exterior Insulation Finish System (EIFS) Non-Draining

This home is clad with a synthetic stucco system known as Exterior Insulating Finish System (EIFS). EIFS was installed before 1996 as a barrier or non-draining system; however, this method has been discontinued due to extensive problems with trapped moisture, often resulting in hidden structural damage. Based on the visible inspection and age of the home, the cladding system was thought to be a barrier or non-draining EIFS. Due to the non-invasive nature of a home inspection, it is not possible evaluate the home for possible moisture issues or damage behind the cladding. The stucco cladding for this home is in need of a complete evaluation by a licensed general contractor or qualified EIFS inspector.

Exterior Insulation Finish System (EIFS) Not Determined

This home is clad with a synthetic stucco system known as Exterior Insulating Finish System (EIFS). EIFS was installed before 1996 as a barrier or non-draining system; however, this method has been discontinued due to extensive problems with trapped moisture, often resulting in hidden structural damage. Revisions to installation requirements mandated the use of weather resistive barriers and drainage plane systems behind the cladding, designed to reduce the potential of trapped moisture and structural damage. At the time of the inspection, it was not possible to determine whether the cladding on this home is the original problematic barrier system or the improved drainage plane system. The stucco cladding for this home is in need of a complete evaluation by a licensed general contractor or qualified EIFS inspector.

Zinsco: Interior - Dead front cover removed

The electrical system of this home contains a Zinsco service panel and or a service panel with Zinsco components. Although Zinsco panels and components were innovative at the time of inception, the reliability and safety of the panel has been in question due to documented circuit breaker and busbar failures. Proper identification of latent defects or evidence of hazardous conditions related to this system requires the removal of the circuit breakers and is beyond the scope of the home inspection. A licensed electrical contractor should be consulted for a complete invasive inspection of the electrical panel to determine if repair, modification, or replacement is needed to ensure safe and reliable service.

Zinsco: Interior - Dead front cover not removed

The electrical system of this home contains a Zinsco service panel and or a service panel with Zinsco components. Although Zinsco panels and components were innovative at the time of inception, the reliability and safety of the panel has been in question due to documented circuit breaker and busbar failures. Due to possible hazardous conditions, the panel dead front cover was not removed and the electrical inspection was not completed. Proper identification of latent defects or evidence of hazardous conditions related to this system requires the removal of the circuit breakers and is beyond the scope of the home inspection. A licensed electrical contractor should be consulted for a complete invasive inspection of the electrical panel to determine if repair, modification, or replacement is needed to ensure safe and reliable service.

Zinsco: Exterior - Dead front cover not removed (Meter Base Panel)

The electrical system of this home contains a Zinsco service panel and or a service panel with Zinsco components. Although Zinsco panels and components were innovative at the time of inception, the reliability and safety of the panel has been in question due to documented circuit breaker and busbar failures. This enclosure was originally owned by the Power Company and was designed for the dead front cover to only be removed after the removal of the power meter. Due to possible hazardous conditions, the panel dead front cover was not removed and the electrical inspection was not completed. Proper identification of latent defects or evidence of hazardous conditions related to this system requires the removal of the circuit breakers and is beyond the scope of the home inspection. A licensed electrical contractor should be consulted for a complete invasive inspection of the electrical panel to determine if repair, modification, or replacement is needed to ensure safe and reliable service.

Background:
In recent years home inspections have revealed defects and safety concerns with some electrical panels
and equipment. The following language is recommended for use by home inspectors as deemed
appropriate for the building inspected.

Suggested Language:
The main electrical panel is a Federal Pacific Electric “Stab-Loc” service panel. There have been multiple
reports of problems associated with these electrical panels which could affect the safety and habitability
of the home. Determination of specific potential problems for the equipment installed at this home is
beyond the scope of a home inspection. Further investigation by a licensed electrical contractor is
recommended to determine if the panel should be replaced and the approximate cost of replacement. For
more information visit: https://inspectapedia.com/fpe/FPE_Stab_Lok_Hazards.php

The electrical distribution panel located (fill in blank) contains Zinsco equipment. There have been
multiple reports of problems associated with this type of equipment that can affect the safety and
habitability of the home. These problems cannot be identified without removal of the circuit breakers,
which is beyond the scope of a home inspection. Further investigation by a licensed electrical contractor
is recommended to determine if the panel should be replaced and the approximate cost of replacement.
For more information on Zinsco electrical panels visit:https://inspectapedia.com/electric/Zinsco_Electrical_Panels.php

Federal Pacific Electric: "Stab-Lok"

Dead front cover removed

The electrical system of this home contains a Federal Pacific Electric “Stab-Lok” service panel. The reliability and safety of this panel has been in question due to documented circuit breaker and busbar failures. Proper identification of latent defects or evidence of hazardous conditions related to this system requires the removal of the circuit breakers and is beyond the scope of the home inspection. A licensed electrical contractor should be consulted for a complete invasive inspection of the electrical panel to determine if repair, modification, or replacement is needed to ensure safe and reliable service.

Dead front cover not removed

The electrical system of this home contains a Federal Pacific Electric “Stab-Lok” service panel. The reliability and safety of this panel has been in question due to documented circuit breaker and busbar failures. Due to possible hazardous conditions, the panel dead front cover was not removed and the electrical inspection was not completed. Proper identification of latent defects or evidence of hazardous conditions related to this system requires the removal of the circuit breakers and is beyond the scope of the home inspection. A licensed electrical contractor should be consulted for a complete invasive inspection of the electrical panel to determine if repair, modification, or replacement is needed to ensure safe and reliable service.

Water Penetration and Condensation: Fungi/Mold

Direction Statement for Consumer Protection

When building components have surface discolorations and decay typical of fungal growths, such as mold, mildew, and wood destroying fungi, the home inspection focuses only on moisture concerns and evidence of wood damage. Health issues related to the presence of mold are beyond the scope of the home inspection. If the client has concerns beyond the scope of the home inspection, a certified professional such as an industrial hygienist should be consulted prior to purchasing the home.

1996 to 2010 PEX

The visible plumbing lines in this home are cross-linked polyethylene (PEX) with brass fittings. Evidence of localized low water pressure and or discolored/corroded fittings was noted during the inspection. This could be the result of dezincification of the brass alloy.

Dezincification occurs when zinc leaches from the brass leaving the fittings in a weakened state. As the zinc leaches, it can also form a build-up inside the fitting restricting water flow and ultimately leaving the plumbing system prone to failure. A licensed plumbing contractor should be consulted for a complete evaluation of the plumbing system to determine the significance of this concern and to make necessary repairs.

Polybutylene

This home has a plumbing supply system that uses polybutylene plastic distribution lines and compression band fittings. Even though this plumbing system was installed in many homes from 1978 until mid-1990’s, it is no longer an approved plumbing system due to a history of material failures. The failures were related to improper installation, improper handling, improper storage, and plastic deterioration due to chemical reactions with the water supply. Due to the nature of this latent defect, it was not possible to adequately assess the condition of the plumbing system during the home inspection. A licensed plumbing contractor should be consulted for a complete evaluation of the plumbing system to determine the significance of this concern.

Polybutylene: Active Defects

This home has a plumbing supply system that uses polybutylene plastic distribution lines and compression band fittings. Even though plumbing system was installed in many homes from 1978 until mid-1990’s, it is no longer an approved plumbing system due to a history of material failures. The failures were related to improper installation, improper handling, improper storage, and plastic deterioration due to chemical reactions with the water supply. Due to the nature of this latent defect, it was not possible to adequately assess the condition of the plumbing system during the home inspection. At the time of the inspection the following concerns were noted:

1. Current leaks
2. Plastic fittings (deteriorated)
3. Improper support of plumbing lines
4. Poor installation of fitting bands
5. Evidence of past repairs
6. Evidence of past leaks

A licensed plumbing contractor should be consulted for a complete evaluation of the plumbing system to determine the significance of this concern and to make necessary repairs.

A Radon mitigation system is installed in this home. Similar to a HVAC system, radon mitigation systems require annual maintenance and fan service/replacement every 5 years. The inspection of the mitigation system, including the determination of the functionality and or the effectiveness, is beyond the scope of the home inspection. The homeowner should be asked for more information concerning system warranties and maintenance history. A qualified radon mitigation specialist should be consulted for a complete system evaluation.