412 Magnolia Lane, Durham, NC
A 1994 single-family ranch in generally fair condition. The inspection identified two life-safety issues requiring immediate attention, several functional repairs typical for a home of this age, and minor cosmetic items. The HVAC and roof are nearing the end of their service life and should be planned for in the next 24 months.
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Replace failing GFCI outlets in kitchen and bathrooms
Multiple GFCI-required outlets either fail to trip or are missing entirely. This is a life-safety issue and a code violation that must be corrected before occupancy.
- •Kitchen outlet above counter does not trip when tested
- •Master bath outlet is a standard receptacle, no GFCI protection
- •Hall bath GFCI trips but does not reset
- •Garage outlet near washer is not GFCI-protected
Repair active roof leak above master bedroom
Inspector observed active water staining and soft sheathing above the master bedroom ceiling. Continued leakage risks structural damage and mold growth. Requires immediate roofer evaluation.
- •Active water staining on master bedroom ceiling, approximately 18" diameter
- •Soft decking observed from attic above the stain
- •Two cracked shingles directly above the affected area
- •Flashing at chimney appears compromised
Install missing handrail on basement stairs
The basement stairwell has no graspable handrail. Code requires a continuous handrail on at least one side. This is a fall hazard.
- •No handrail present on basement staircase (8 risers)
Service HVAC system and replace condenser fan motor
The 14-year-old air handler is functional but the condenser fan motor is seizing intermittently. Servicing now will extend the system's remaining life. Plan for full replacement within 24 months.
Repair leaking kitchen sink drain and replace garbage disposal
Active slow leak under the kitchen sink at the disposal connection. The disposal itself is also non-functional. Best to replace both together.
Re-seal six south-facing windows
Exterior caulking has failed around six windows on the south elevation, allowing moisture intrusion behind the trim. Re-caulking will prevent further damage.
Improve grading and downspout extensions on north side
Negative grading on the north side of the house directs water toward the foundation. Two downspouts discharge directly at the foundation wall. Both contribute to the elevated moisture readings in the crawl space.
Replace failed garage door opener safety sensors
The garage door safety reverse sensors are not aligned and do not trigger when obstructed. The opener still works but the safety feature is non-functional.
Drywall patch and paint touch-ups throughout
Minor drywall damage and paint chips noted in several rooms. Cosmetic only.
Replace cracked vanity mirror in hall bath
The hall bath vanity mirror has a crack across the lower-left corner.
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