View as PDF

View summary

Logo

Athenia Home Inspectors, LLC

Website: http://www.reporthost.com/athenia
Email: georgefont5@aol.com
Phone: (404) 447-4677
FAX: (800) 503-9952
PO Box 3644 
Alpharetta, Ga. 30023
Inspector: Lic. George Font, ACI
ASHI Certified Home Inspectors
Number 246908 since 2006
[ashigold]

Home Inspection Information

Client(s):  For all to know
Property address:  Anywhere in Georgia, USA
Inspection date:  Friday, March 13, 2099

This report published on Wednesday, September 24, 2014 9:58:19 PM EDT



Hello! My name is George Font ACI and I am an ASHI certified home inspector and will show you some inspections I have done, some facts and talk about things you should know


In case I did not say, I do Residential Home Inspections for; New Construction, Resale Pre Listing, Re modeling, Foreclosures, Short Sales

We Do Electronic Radon Sampling


You want to know what and inspection is all about go to this web site; http://video.about.com/homebuying/Preparing-for-Home-Inspection.htm

The ASHI Certified Inspector logo has been trademarked for use only by persons who have reached highest level of competency within ASHI. The logo and logo use policy are available on the ASHI website in the download section. Use of the acronym ACI after the name of an ASHI Certified Inspector is allowed and verifiable by having completed an NCCA accredited certification program. ASHI is the only home inspection organization to have this accreditation. This is like graduating from NYU versus your local diploma shop.

Historically, the ability to use an acronym after one's name has been reserved for persons who have reached a level of independently certified competence. Today, while the term certified and placing letters after your name have become grossly abused, it is important to know that an ASHI Certified Inspector is one of the few legally recognized through accreditation. The NCCA evaluates parent organizations for viability and integrity along with their certification programs for fairness, reliability and means of re-certification. No other home inspection association has met this level of scrutiny or has the ability to issue this level of certification.


I am never in a hurry to leave the house or you, I stay as long as necessary, if it take longer, so be it. Your safety, education and customer satisfaction is my prime concern. Ask any of my past clients.


My inspection reports are not check boxes. Those reports are hard to understand and harder to read. This can make the report confusing. You need to know everything from the serial number of the major appliances to the estimate date of manufacture of all major appliances. Life expectancy of equipment does vary. It like buying a car. How do you feel about a 2010 model versus and 1980 model car?? My reports include photographs and diagrams so the concern are easy to understand. Ask for a copy of the inspectors report so you can judge for yourself. To see my sample reports go to http://www.reporthost.com/athenia/SampleReport
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a risk to health, potential injury or death.
Concern typeMajor DefectProblem can worsen in time and increase the cost to correct
Concern typeSpecialist neededRecommend repairing or replacing by a qualified, licensed contractor
Concern typeModerate DefectThis repair or replacement may require the use of special tools. This needs to be repaired or replaced by a highly skilled home owner, handy man or other professional
Concern typeMinor DefectRepair or replacement may involves only a minor expense and can be done my a handy man, home owner or tenant
Concern typeMaintainRecommend ongoing maintenance This can be done by the home owner or a qualified contractor
Concern typeEvaluateRecommend a more in depth evaluation by a licensed contractor or specialist
Concern typeServiceableItem or component was inspected and appears acceptable
Concern typeComment & SuggestionsThese are notes for the client. These are observations and/or suggestions that may not have been part of the building standard at the time the home was constructed. These are for the client to evaluate and determine if and when they want to upgrade.

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Attic and Roof Structure
Basement
Bathrooms / Laundry / Sinks
Crawl space
Electric service
Exterior / Foundation
Fireplace and chimney
Garage / Carport
Grounds
Heating and Cooling
Interior Rooms / Areas
Kitchen
Plumbing / Fuel Systems
Radon
Roof
Water heater


General Information
Return to table of contents

Report number:
Time started: Start time of the inspection
Time finished: The time the inspection ends, Beware of the "Flash"Inspectors that take less than 4 hours to do a house inspection
Inspector: The inspectors name should be on the report
Present during inspection: Client, Realtor You should be at the inspection, not required but a great education on your house
Client present for discussion at end of inspection: Yes Be there at the end of the physical inspection. More things can be found when the photographs are review
Weather conditions: Weather is important. This can hinder or limit the depth of the inspection
Overnight temperature: Weather is important. This can hinder or limit the depth of the inspection
Temperature during inspection: Weather is important. This can hinder or limit the depth of the inspection
Ground condition: Weather is important. This can hinder or limit the depth of the inspection
Transaction Type: Type of construction affect how the inspector will evaluate the house,
Source for year of construction: Age of a house is like the age of a person the older the house the more things can go wrong
Front of building faces: Where the house is facing can affect the building.North side of the house will always get less Sun light.
Occupied: Is the house occupied can limit the inspectors as there will be furniture and stored items in the way. Inspector can not move items, due to possible damage
1) Its very important the house have all utilities on. Without any or all of the utilities there will be areas that we can not inspected. Red flag of a potential problems. Once you sign the house is yours, no going back to complain.

If you want the house inspected after the inspector leave that can create another trip which can be billable.

Make sure your Realtors has checked to verify all utilities are on. Listing agents will sometime trust what they are told and sometime the information is wrong.

Remember, the house is not ours yet. So we can not turn anything on that is not a normal part of the house operation. Turning gas or water on at the meters can have problems. if there is a gas a water leak and anything is damaged. What ever is damaged because we opened a valve on a meter, we are liable for. Remember, some one is allowing us into THEIR house.
2) The water service was not turned on during the inspection. The inspector operates only "normal" controls such as faucets, and does not operate shut-off valves to the water meter or house. As a result, plumbing supply, drain waste and vent lines, traps, pumps, fixtures, and some appliances such as water heaters weren't fully evaluated. The water pressure was not determined. Recommend that a qualified person make a full evaluation of the plumbing system after the water supply is turned back on. Areas below the house should be evaluated after plumbing has been operated to check for leaks. Any problems that are found after this evaluation should be repaired by a qualified plumber.
3) The natural gas service was not turned on during the inspection. The inspector operates only "normal" controls such as thermostats, stove burner knobs, and on/off switches, and does not operate gas shut-off valves or activate pilot lights. As a result, items such as but not limited to the gas supply system, gas-fired water heater(s), gas-fired forced air furnace(s), gas fireplace(s), stove(s), and range(s) weren't fully evaluated. The inspector was unable to test for gas leaks. Recommend that a qualified person make a full evaluation of the gas supply system and gas-fired appliances after the gas supply is turned back on. Any problems that are found after this evaluation should be repaired by a qualified contractor.
4) Electricity was not available during the inspection (e.g. service turned off, main disconnect off or tripped, service in disrepair or not fully installed). The inspector operates only "normal controls" such as switches or knobs, and does not reset or turn on circuit breakers or remove or install fuses. As a result, branch circuit wiring, receptacles, fixtures such as lights and fans, switches, ground fault circuit interrupter (GFCI) devices, arc fault circuit interrupter (AFCI) devices, and some appliances such as electrically powered water heaters, forced air furnaces, heat pumps, air conditioning units, and kitchen appliances weren't fully evaluated. Recommend that a qualified person make a full evaluation of the electric system and electrically powered appliances after the electric service is turned back on. Any problems that are found after this evaluation should be repaired by a qualified contractor.
5) Based on construction observed, to this property may have been made without the owner having attained permits or inspections from the municipality. Work may have been performed by someone other than a qualified contractor or person. Consult with the property owner about this, and if necessary research permits.

At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly alterations to bring the building into legal compliance or even require that the additions or modifications be removed.
6) Many wall and floor surfaces were obscured by furniture, stored items and couldn't be fully evaluated.
7)   A house is a very complex machine. Designed to give you and your family and friends, privacy, keep you safe and secure from the environment and changes in weather. A house is many things. To do all the jobs required, the house contains many elements and system and safety feature. Do you know what they are? The only people that can help you are well trained and experienced professional home inspectors. Why? Well let me tell you why. Here look at this HDTV report for more information.

http://www.youtube.com/watch?v=vH7eq3ET4rI&feature=player_embedded

Look below to see areas you may want to be aware of while your looking for a home. Lots of things can be spotted by you. Use your inner voice.

This can make it simple for you to move on to a better house and save you money. Use the inspection to spot things you can't see. It really doesn't matter how old or expensive a house is. You can find these concerns in any house.

Be aware this is not everything you can find. There are some samples.

Get a home inspection for the hard things you can't see or are not sure about. Don't go it alone get help. The home inspector is working for YOU!


Attic and Roof Structure
Return to table of contents

Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
HERE BELOW ARE SOME OF THE THINGS THE INSPECTOR SHOULD INSPECT AND REPORT ON:
Inspection method:
Location of attic access point #A:
Roof structure type:
Condition of roof structure:
Condition of insulation in attic (ceiling, skylight chase, etc.):
Ceiling structure:
Ceiling insulation material:
Insulation estimated R value:
Vapor retarder:
Condition of roof ventilation:
Roof ventilation type:
Attic exhaust fan condition:
8)
In Town Houses, the firewall may mean the difference from your house suffering damage in the unfortunate event your neighbors house has a fire



The drywall is specifically rated and should have a 1.5 hour fire rating.





The firewall should not be damaged.



9) This may not have been required when the house your looking at was constructed, however it is recommend for fire safety.

The chimney chase should be fire stopped at the attic or 10 feet height. Fire stops or blocking is installed to slow the spread of fire from one floor to another.


10)
In New Construction, Did you know that roof trusses can be damaged when they are field modified?



These trusses can not be field modified. Trusses are engineered products. Modifying them can weaken or damage the structure. Trusses can not be field modified without an engineering solution for the change.

[center][/center
11)
Insulation is extremely important in keeping your house warm in the winter and cool in the summer. Do you have the correct thickness?


If you can see the ceiling joist, there is too little, there should be about 12 inches of blown fiberglass insulation and 8 to 10 inches of loose cellulose insulation.

If you can see the dry wall you have no insulation








12) This looks like and roof that has been repaired? Why??




13) If you can safely enter the attic see what you can see.

New construction - Defective roof rafters






Basement
Return to table of contents

HERE BELOW ARE SOME OF THE THINGS THE INSPECTOR SHOULD INSPECT AND REPORT ON:
Condition of foundation and footings:
Apparent foundation type:
Foundation/stem wall material:
Footing material (under foundation stem wall):
Condition of exterior entry doors:
Anchor bolts or hold downs for seismic reinforcement:
Shear panels for seismic reinforcement:
Pier or support post material:
Beam material:
Floor structure above:
Basement Floor:
Exterior door material:
Condition of interior doors:
Condition of windows and skylights:
Type(s) of windows:
Condition of walls and ceilings:
Wall type or covering:
Ceiling type or covering:
Condition of stairs, handrails and guardrails:
14) Most cracks can be repaired by foundation specialist,


15) In concrete blocks (Cinder blocks) cracks and are seen as steps. This can be caused by the foundation settling over time.




Bathrooms / Laundry / Sinks
Return to table of contents

Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
______________________________________________________________________
HERE BELOW ARE SOME OF THE THINGS THE INSPECTOR SHOULD INSPECT AND REPORT ON:
Condition of counters:
Condition of counters:
Condition of cabinets:
Condition of sinks and related plumbing:
Condition of toilets:
Condition of bathtubs and related plumbing:
Condition of shower(s) and related plumbing:
Condition of ventilation systems:
Condition of laundry facilities:
Condition of exterior entry doors:
Condition of interior doors:
Condition of windows and skylights:
Type(s) of windows:
Condition of walls and ceilings:
Wall type or covering:
Ceiling type or covering:
16) The house water system should be have been pressurized for at least a day. The water pressure in your house can be from 40 to 80 psi. Your car tires are inflated at 30psi.

Small leaks will not show if the water was recently opened. Especially behind walls. Under sinks its easy to see or feel.

But the leaks behind walls and floors are the hardest to find. A pipe leak can take time to show. Especially if its a drain pipe.


17) There are only two bolt holding a toilet in place and frequently it can come loose and damage the wood flooring. The same with the tank. The mechanical parts of the toilet can be bad.

Most of these can be repaired by the talented handy man, if you don't feel comfortable, leave it to a professional.


18)   Most people are not aware the dryer can be a fire hazard. The lint that builds up in the dryer exhaust duct can ignite. The dryer is designed with this in mind and will turn itself off in the event of a lint fire. The house is protected by the requirement of a metal duct the starts in the laundry room and ends at the exterior of the house. The weak link is the duct that connect both. if you use anything other that a fire rated duct. your house can have a fire starting in the laundry room.




Crawl space
Return to table of contents

HERE BELOW ARE SOME OF THE THINGS THE INSPECTOR SHOULD INSPECT AND REPORT ON:
Inspection method:
Insulation material underneath floor above:
Pier or support post material:
Beam material:
Floor structure above:
Vapor barrier present:
Foundation/stem wall material:
Footing material (under foundation stem wall):
19) Another problems is the Do It Your self people. They may mean well but can cause more problem then they solve.

Below we can see how a crawlspace was excavated to close the the support wall, The soil under this wall can collapse under a heavy rain fall


20) Lots can be seen in crawl spaces. Here we can see how the wood has a grayish colored substance on it. This can be mold from moisture in the crawlspace. The mold will eat the wood and it could be a health hazard.


21) Here moisture from the bathrooms, kitchen, plumbing and or mold have damaged this sub flooring.





Sometime only a moisture Gage can show the moisture.


22) Some time the support piers are incorrectly installed. This is not a secure support


23) Sometime tradesmen will damage framing in an attempt to complete their job. Here we can see a floor joist that was cut to deep by the plumber.


24)   Some do it your selfer or handy men will place material in a manner that is not appropriate. Concrete blocks should never be placed on their sides. This is were they are the weakest.


Electric service
Return to table of contents

Limitations: The following items are not included in this inspection: generator systems, 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, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
______________________________________________________________________
HERE BELOW ARE SOME OF THE THINGS THE INSPECTOR SHOULD INSPECT AND REPORT ON: Electricity can kill
Electric service condition: Appeared serviceable
Primary service type:
Number of service conductors:
Service voltage (volts):
Service amperage (amps):
Primary service overload protection type:
Service entrance conductor material:
Main disconnect rating (amps):
System ground:
Condition of main service panel:
Condition of sub:
Branch circuit wiring type:
Condition of branch circuit wiring:
Solid strand aluminum branch circuit wiring present:
Condition of smoke detectors:
Smoke detectors present:
Carbon monoxide detectors present:
Smoke detector power source:
25) One of the important addition to home safety has been the Ground Fault Circuit Interrupter or GFCI see below From wikipedia http://simple.wikipedia.org/wiki/GFCI

A ground fault circuit interrupter (GFCI) or Residual Current Device (RCD) is a device that shuts off an electric circuit when it detects that current is flowing along an unintended path, possibly through water or through a person. It is used to reduce the risk of electric shock. It works by measuring the current leaving the hot side of the power source and comparing it to the current returning to the neutral side. If they are not equal, this means that some of the current is flowing along an unintended path, and the GFCI shuts the power off. When the problem is corrected, the GFCI can manually be reset by pushing the reset button. There is also a test button that can be used to verify that the GFCI works. It is recommended to test GFCIs at least once a month. GFCIs are required in kitchens, bathrooms, unfinished basements, garages, outdoors, and anywhere near a sink. GFCIs are available in two types for permanent installation, the circuit breaker type that installs in the panel, and the receptacle type that installs in a normal electrical box. GFCIs that attach to appliance cords are also available. These are often found on hair dryers. Although GFCIs are designed primarily to protect from electric shock, they can also prevent some fires, in particular fires that result from a live wire touching metal conduit.

GFCIs can be used to upgrade older two-prong (non-grounded) outlets to three-prong (grounded) outlets without installing any new wire. This is safer than using the two-to-three prong adapter, as the adapter may not connect the appliance to ground at all. The GFCI is installed in the electrical box without connecting the ground screw (as there is no ground wire). A label that says "No Equipment Ground" must be placed on the GFCI outlet and all downstream outlets. Several of these labels are usually included with the GFCI.

To know when the GFCI's were required in each area, goto;
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf




26) Dates GFCI requirements were established by the national Electrical Code(NEC)
1971 Receptacles within 15 feet of pool walls
1971 All equipment used with storable swimming pools
1973 All outdoor receptacles
1974 Construction Sites
1975 Bathrooms, 120-volt pool lights, and fountain equipment
1978 Garages, spas, and hydro-massage tubs
1978 Outdoor receptacles above 6feet 6inches grade access exempted
1984 Replacement of non-grounding receptacles with no grounding conductor allowed
1984 Pool cover motors
1984 Distance of GFCI protection extended to 20 feet from pool walls
1987 Unfinished basements
1987 Kitchen countertop receptacles within 6 feet of sink
1987 Boathouses
1990 Crawlspaces (with exception for sump pumps or other dedicated equip.)
1993 Wet bar countertops within 6 feet of sink
1993 Any receptacle replaced in an area presently requiring GFCI
1996 All kitchen counters, not just those within 6 feet of sink
1996 All exterior receptacles except dedicated de-icing tape receptacle
1996 Unfinished accessory buildings at or below grade
1999 Exemption for dedicated equipment in crawlspace removed
27)   The inspection covers some simple things like,



Exterior / Foundation
Return to table of contents

Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
HERE BELOW ARE SOME OF THE THINGS THE INSPECTOR SHOULD INSPECT AND REPORT ON:
Condition of wall covering:
Apparent wall structure:
Wall covering:
Condition of foundation and footings:
Foundation type:
Foundation material:
Footing material:
Anchor bolts for seismic reinforcement:
Anchor bolts for seismic reinforcement were observed at:
Shear panels for seismic reinforcement:
Shear panels for seismic reinforcement were observed at:
Condition of floor substructure:
Pier or support post material:
Beam material:
Floor structure:
Condition of concrete slab floor(s):
Condition of crawl space:
Crawl space inspection method:
Insulation material underneath floor above:
Ventilation:
Vapor barrier present:
Condition of the basement:
Condition of wall exterior covering:
Apparent wall structure:
Wall covering:
28)  
Poor foundation repairs






29)  
Foundation cracks can be the beginning of something worst and more expensive or nothing.








30)  
Foundation that have been undermined by improper excavation can eventually fail causing major damage to the house







31)   Cracks on brick veneer can be caused by rusting lintels


32)   Vinyl siding is a durable material but improperly installed can cause ripples in the summer months


33)   The siding on dormers and vertical walls should have a gap.


34)  
35)   Single pane windows can suffer from moisture damage due to the glass on the interior condensing moisture and wetting the wood window frame. Single pane windows have low R value. This means the windows will allow heat move through from one area to the other. In winter heat from inside the house will be lost, making it necessary to keep the heat running in the summer heat from outside will enter the house


36)   Siding and framing can be damaged when the drain system does not include kick-out flashing.


Fireplace and chimney
Return to table of contents

Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, nor determine if prefabricated or zero clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit.
______________________________________________________________________
HERE BELOW ARE SOME OF THE THINGS THE INSPECTOR SHOULD INSPECT AND REPORT ON:
Condition of fireplaces,:
Location:
Fireplace type:
Fuel type:
Condition of chimneys:
Chimney type:
37) All houses with chimneys have a damper to prevent warm conditioned air from escaping up the chimney. A house without a damper or a damper that is not closed can cause the heating system to run excessively.


38) Some houses with damaged dampers have external dampers


Garage / Carport
Return to table of contents

Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
_________________________________________________________________________
HERE BELOW ARE SOME OF THE THINGS THE INSPECTOR SHOULD INSPECT AND REPORT ON:
Type:
Condition of garage:
Type of garage dwelling door:
Condition of garage vehicle door(s):
Garage vehicle door type:
Number of vehicle doors:
Condition of automatic opener(s):
Condition of garage floor:
Condition of garage interior:
Garage ventilation:
39) For more information on garage door maintenance and repair goto;
to the manufactures webs site or see the following web site for an over view.

http://www.ehow.com/video_4984863_garage-door-adjustments.html
40) Garage door openers manufactured after January 1, 1993, are required to have safety features by federal law. The most common safety feature are automatic reversal (tactile edge sensor) when the door encounters stress while it is closing. The other is the photo cell obstruction detector.

If the door does not stop and reverse when a 2x4 is laid on the floor, on the wide side face up or when the photo cell light is obstructed, then evaluation, repair or replacement is recommended.
41) For more information on garage door maintenance and repair goto;
to the manufactures webs site or see the following web site for an over view.

http://www.ehow.com/video_4984863_garage-door-adjustments.html




42)   The garage has many safety system.


43)   All garage door openers have a manual auto reverse that should operate


44)   Garage door openers manufactured after January 1, 1993, are required to have safety features by federal law. The most common safety feature are automatic reversal (tactile edge sensor) when the door encounters stress while it is closing. The other is the photo cell obstruction detector.

If the door does not stop and reverse when a 2x4 is laid on the floor, on the wide side face up or when the photo cell light is obstructed, then evaluation, repair or replacement is recommended.


Grounds
Return to table of contents

Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
______________________________________________________________________
HERE BELOW ARE SOME OF THE THINGS THE INSPECTOR SHOULD INSPECT AND REPORT ON:
Condition of fences and gates:
Fence and gate material:
Condition of retaining walls:
Retaining wall material:
Site profile:
Condition of driveway:
Driveway material:
Condition of sidewalks and/or patios:
Sidewalk material:
Condition of deck, patio and/or porch covers:
Deck, patio, porch cover material and type:
Floor Type:
Condition of porch floor:
Condition of decks, porches and/or balconies:
Condition of guardrails:
Deck, porch and/or balcony material:
Condition of exterior stairs:
Condition of handrails:
Exterior stair material:
45) Deck leader board appears to be missing some ledger support bolts. Some bolt are spaced more than recommended. For more information see. Georgia State Amendments to the International Residential Code for One- and Two- Family Dwellings (2006 Edition)

For more information see. Georgia State Amendments to the International Residential Code for One- and Two- Family Dwellings (2006 Edition) and the 2012 Georgia Amendments, Prescriptive Deck Details.

For a copy of the 2012 Georgia Amendments, Prescriptive Deck Details. go to
http://www.dca.state.ga.us/development/constructioncodes/programs/documents/2012IRC-DeckManual2014Amendments_001.pdf

Residential Code for One- and Two- Family Dwellings (2006 Edition)
R502.2.2.1 Deck ledger connection to band joist (conventional framing). For residential applications and a total design load of 50 psf (2.39 kPa), the connection between a pressure preservative treated southern pine (or approved decay-resistant species) deck ledger and a 2-inch (51 mm) nominal band joist bearing on a sill plate or wall plate shall be constructed with ½-inch (13 mm) bolts with washers per Table R502.2.2.1.(Effective January 1, 2007)

Georgia State Amendments to the International Residential Code. Effective January 1, 2007.

http://www.dca.state.ga.us/development/ConstructionCodes/programs/downloads/codespdf/IRC%202007.pdf

Ledger Connection Requirements
• International Residential Code®- 2007 Supplement
• R502.2.2.1.1 Placement of Lag screws or bolts in deck ledger

…shall be placed 2 inches in from the bottom or top of the deck ledgers and between 2 and 5 inches in from the ends. The lag screws or bolts shall be staggered from the top to the bottom along the horizontal run of the deck ledger.

… Deck ledgers shall not be supported on stone or masonry veneer.
Not to Client; If deck can not meet these requirement it should be made self supporting by adding sufficient support post, attached to the ledger board, as per current building standards.

Recommend deck be evaluated repaired and or replaced by a qualified and licensed deck contractor.



for more information go to http://www.safestronghome.com/resources/video-gma-deck.asp




46) Flashing was missing from above one or more front porch deck ledger boards. This can cause moisture to accumulate between the ledger boards and the building. Rot may result in this area and cause the ledger board fasteners to fail. The deck may separate from the building in this event and poses a significant safety hazard. A qualified contractor should install flashing above ledger boards where necessary.





For more information on installing deck ledger boards visit: http://www.hometime.com/Howto/projects/decks/deck_4.htm

And for more information on building safe decks in general, visit: http://www.thisoldhouse.com/toh/knowhow/exteriors/article/0,16417,212625,00.html

The code infers that where a positive connections to the primary building structure cannot be verified during inspection. The decks should be made self-supporting.?
IRC 2006, R502.2.1, R502.2.2, Decks
IBC 1604.8.3 Decks

Therefore, all connections into the ledger and rim joist must be verified as to the suitability of the applications. Otherwise, decks should be free-standing, in other words self supporting.

See below, Note the support post against the house walls, this make the deck self supporting;


It is recommended that deck ledger boards that rest on brick veneer be made self supporting. The logic here is that the brick veneer has a 3/4 to 1 inch gap between the interior of the veneer and the house sheathing. This would make the securing of the ledger board to the band board detrimental to the veneer as the bolt could cause the brick veneer wall damage.

For more information on building safe decks in general, visit: http://www.thisoldhouse.com/toh/knowhow/exteriors/article/0,16417,212625,00.html

or goto http://www.safestronghome.com/deck/index.asp?source=hpnav



47) This deck appear to have to few 4x4's. Recommend further evaluation as per the 2014 Georgia Department of consumer affairs publication. Which states

"Deck posts shall be 6x6 with a maximum height of 14'-0" measured
from the top of the footing to the underside of the beam. The beam
shall be attached to the post by one of the methods shown in FIGURE
11. The attachment condition shown in FIGURE 10 is prohibited.
The post cap shown in FIGURE 11,

Option 2 shall be specifically designed for two- or three-ply beams and 6x6 posts with a minimum downward allowable load capacity of 5,000 lbs. Attachment shall be per manufacturer's instructions. Post caps shall be galvanized per the requirements noted on Sheet 3.

4x4 & 4x6 posts can be used if tributary loading values are calculated by a design professional.

Cut ends of posts shall be field treated with a wood preservative containing copper naphthenate in accordance with AWPA M4. Such products can be found in the paint department of most hardware or home center stores."




48) Handrails at one or more flights of stairs were ungraspable. This is a safety hazard. Standard building practices require that handrails be:

A qualified person should repair, replace or install as necessary and as per standard building practices.

\








49) Joist for deck to beam have been toe nailed. Nails can pull loose with time. Current building standards require that decks be positively anchored to the structure and beams. Structure should be designed to resist both lateral and vertical loads. Toe nailing is not recommended. Due to the height and size of the deck, recommend retrofitting deck joist with Simpson type joist hangers (examples LUSZ) by a qualified contractor. For more information see IRC R502.2.2.


50) The 2x2 Joist support strip are being held in place with few nails when there should be three per joist. Recommend strip be retrofitted with correct number of nails under each floor joist. Ledger strips can be used in lieu of Joist hangers or wall bearing. However joist hangers are the stronger option as these will resist lateral, horizontal and vertical movement better than the support strips. ( See strong tie for more information )

Ledger strips should be 2? x 2 INCHES? minimum and anchored with 3 - #16 nails * spaced 2 or 3 inches? apart under each joist location. One nail should be in the center and the other two to each side on the center nail with a 2" to "3" spacing.



51) For a copy of the Georgia Amendments, Prescriptive Deck Details, Based on the 2012 International Residential Code.

http://www.dca.state.ga.us/development/constructioncodes/programs/documents/2012IRC-DeckManual2014Amendments_001.pdf
52) For an illustrated review of code requirements for deck construction go to this document, Simpson Tie "Deck Connection and Fastening Guide"

http://www.strongtie.com/ftp/fliers/F-DECKCODE13.pdf
53)  
Its That Time Of The Year. Time To Get Your House Ready For The Hot Summer Weather, if it has not already been done.


This is the time to plant, trim the vegetation so trees are not over the house and bushes and plants are a least 12 inches away from the house. Remember to keep them this way all year round.

This is a time to caulk and paint and start cleaning up the exterior of the house. Remember paint is not only cosmetic, it is to protects the house from the weather and moisture.
54)   Most developers have the landscape around the houses they construct shaped to allow water to move away from the house.However in time the landscaping can change causing water to run toward the house.


55)   Vegetation should be keep at least 12 inches from the sides and away from the roof.


Heating and Cooling
Return to table of contents

HERE BELOW ARE SOME OF THE THINGS THE INSPECTOR SHOULD INSPECT AND REPORT ON:
Primary heating system energy source:
Primary heat system type:
Estimated age:
Model Number:
Serial Number:
Estimated BTU/hrs: Estimated BTU/hrs
Manufacturer:
Condition of Heating System: Condition of Heating System
Primary A/C energy source:
Primary Air conditioning type:
Estimated age:
Model Number:
Serial Number:
Manufacturer:
Condition of Cooling System: Condition of Cooling System
Distribution system:
Filter location:
56) The air filters should be checked at the change of every season or every three months and maintained as necessary. You would be surprised the difference a new filter makes. As the say goes, "YOU GET WHAT YOU PAY FOR" in HVAC filters, its the same deal.

For the best result seek HEPA (High Efficiency Particulate Air) filters. Although more expensive than regular filters, these will help clean the air while your system is running and keep the inside of your ducts and evaporator cleaner. The evaporator is what cools the air.

The dirtier the evaporator gets, the less air can get by it and the longer your system has to run to do the job. Result for you , more $$$$$. By the way, if the evaporator gets clogged, one solution is to replace the evaporator. Cost starts at about $1000, from here it goes up.New filter, super efficient, thick, may be $60 on average, for a one inch filter $15.00. Do the math. Pay $15 now or $1000 later.



Now you know why a filter is so important. A good HEPA filter can remove at least 99.97% of airborne particles 0.3 micrometers in diameter from the air you breathe. Some of these filters will pick up mold spores and many air born allergiant. This is the time of year you and your family will spend a lot of time running the air cooling system and mother nature is at her best.

For more information goto http://en.wikipedia.org/wiki/HEPA

or go to the inspectapedia, its a free reference web site created by a gentleman that goes by the name of Daniel Friedman. The web site this man created is a vault of information. This site is used to give inspection information to inspectors, Realtors, home owners and sellers. Its a great site to find home inspection information or get answer to a question you may have. You can call me if you like, phone calls are free.

http://www.inspectapedia.com/
57)  
Bad remodeling or did the compressor drop from the sky??





58)   Attention has to be given to house with bedroom doors that don't have enough space under the door to allow for air to return to the HVAC


Interior Rooms / Areas
Return to table of contents

Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
______________________________________________________________________
HERE BELOW ARE SOME OF THE THINGS THE INSPECTOR SHOULD INSPECT AND REPORT ON:
Exterior door location:
Exterior door material:
Condition of exterior entry doors:
Condition of interior doors:
Type of windows:
Condition of windows:
Wall type or covering:
Condition of walls:
Ceiling type or covering:
Condition of ceilings:
Flooring type or covering:
Condition of flooring:
59) One or more rooms that are considered living spaces appear to have no visible source of heat. Depending on the lender and client's needs, the client should consult with the property owner regarding this, and if necessary, a qualified contractor should evaluate and install heat source as necessary.
60) Care must be give to rooms that are considered living spaces that appear to have no visible source of heat. The same is true to rooms that are considered bedroom an have no windows or closets.
61) Look out for moisture damaged door jambs and or window frames.


Kitchen
Return to table of contents

Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
______________________________________________________________________
HERE BELOW ARE SOME OF THE THINGS THE INSPECTOR SHOULD INSPECT AND REPORT ON:
Condition of counters:
Condition of cabinets:
Condition of sinks and related plumbing:
Condition of garbage disposal:
Condition of dishwasher:
Condition of range, cooktop, oven:
Range, cooktop type:
Oven Model Type: Under Stove
Condition of range, cooktop, oven:
Range, cooktop type:
Condition of refrigerator:
Condition of built in Microwave:
Condition of hot water dispenser:
Condition of trash compactor:
62)   Kitchen appliances have an intended service life of 10 to 15 years.
63)   Cabinets can be a problem if not properly installed


64)   Sinks in the kitchen are a common problems


Plumbing / Fuel Systems
Return to table of contents

Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.
______________________________________________________________________
HERE BELOW ARE SOME OF THE THINGS THE INSPECTOR SHOULD INSPECT AND REPORT ON:
Condition of service and main line:
Location of main water meter:
Location of main water shut off:
Water service:
Water pressure (psi): (See comments below)
Service pipe material:
Condition of supply lines:
Supply pipe material:
Condition of waste lines:
Waste pipe material:
Sewage system:
Condition of fuel system:
Location of main fuel shut off:
Visible fuel storage systems:
65) The water supply pressure was greater than 80 psi. Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are more likely to burst with higher pressures. Typically the pressure cannot be regulated at the water meter. Recommend having a qualified plumber evaluate and make modifications to reduce the pressure below 80 psi. Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted for lower pressures. For more information goto http://www.popularmechanics.com/home_journal/how_to/4202333.html
66) Hot and cold water pressure for the house was in the 40 to 80 PSI range.
67)  
Polybutylene plumbing is a time bomb, sooner or later if will fail






68)  
Natural gas leaks can be a hazard because it is both poisonous and explosive, do you have the tools to detect the problem? We do.






Radon
Return to table of contents

Was Customer inform of need for Radon Testing?:
Did Customer request radon test with this inspection?:
Electronic, constant monitoring device model number: Sun Nuclear Model Number 1027
69) For more information on Radon go to this link
http://www.epa.gov/radon/pubs/citguide.html


For more information of Radon test Results go to
http://www.epa.gov/radon/pubs/citguide.html#results


For more information about Radon in Georgia goto:
http://www.epa.gov/radon/states/georgia.html


Roof
Return to table of contents

HERE BELOW ARE SOME OF THE THINGS THE INSPECTOR SHOULD INSPECT AND REPORT ON:
Roof inspection method:
Roof type:
Roof covering:
Estimated age of roof:
Approximate Roof of layers:
Gutter & downspout material:
Roof ventilation:
Condition of Roof: See below
70) The roof on this house appears to be intact, no major damaged shingles were observed at the time of this inspection. However, the life expectancy of an average asphalt shingle roof is about 15 to 25 years. The is directly related to attic and roof ventilation and granulation loss due to weather and wind wear.

The age of the roof on this house is unknown as there is no sellers disclosure to use to establish age. No estimate of life expectancy can be determined. The roof does show sign of age and wear. The client may want to have a qualified roofing contractor evaluate and attempt to issue a "5 year roof certificate".
71) One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least 5 feet away from the structure to soil that slopes down and away from the structure.

Expansive Soils- A controlled method of water disposal is required where expansive or collapsible soil exits. for more information see 2006 IRC R801.3, Roof drainage.

Discharge-Roof drainage shall be collected and then discharged a minimum of 5 feet ( 1524) away from the foundation walls or within a approved drainage system. For more information see 2006 IRC R801.3, Roof drainage.



For a choice of option see these videos. ;

http://www.youtube.com/results?search_query=gutter+drainage+solutions&sm=1

72) Some of the gutter guards appear to be coming loose. Recommend a proffesinona gutter cleaner repositon or repair the gutter guards
73) Some roof areas have what appears to be weather damage. Recommend placing a claim for roof damages and having the insurance company inspector determine if damage is weather related and covered by the insurance
74) Some substandard repairs were observed in various areas of the roof. Recommend further evaluation and or repair by a qualified contractor.
75) Due to caulking at the dormer to roof transition was not possible to view step flashing on side of dormer. There is a concern as to why this area was caulked when it should not be needed if properly flashed. This area could not be inspected. Recommend asking home owner about this and further evaluation and or repair.
76) Type of roofing material and life expectancy
Material / Type Life Expectancy in Years

Three Tab Asphalt Fiber Glass Shingles 15 to 20
Archetural Shingles 25 to 50
Roll Roof 8 to 15

77)  
Damaged rubber vent boots can allow water to enter the attic.









Can you determine if the stain on the roof sheathing is from and recent water leak or an old leak? We can.








78)  
Roof damage may not be visible to the untrained eye








79)  
How are the gutter and downspouts? They play a very import function in keeping the foundation of your house strong by moving the water away from the house








80)   Here is some additional information on Fiberglass Asphalt Shingles;

For proper evaluation have a trusted licensed Roofing contractor evaluated the roof

Asphalt Shingle by ASHI
http://www.ashi.org/documents/pdf/Roofing.pdf


Roof shingles
http://www.articlesfactory.com/articles/home-repair/hints-from-roofing-contractors-why-do-shingles-curl.html

Asphalt Roofing Shingles—
COMPOSITION, SHINGLES
PERFORMANCE,
FUNCT ION,
AND STANDARDS
BY RAYMOND A. MCNULTY

http://www.rci-online.org/interface/2000-01-mcnulty.pdf




Water heater
Return to table of contents

Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.
______________________________________________________________________
HERE BELOW ARE SOME OF THE THINGS THE INSPECTOR SHOULD INSPECT AND REPORT ON:
Condition of water heater:
Type:
Approximate Equipment Manufacture Date:
Energy source:
Capacity (in gallons):
Manufacturer:
Model Number:
Serial Number: Serial Number
Location of water heater:
Water temperature (degrees Fahrenheit):
Condition of burners:
Condition of venting system:
Condition of combustion air supply:
81) Are you aware a water heater has a correct and incorrect why of installing them??

New construction - Incorrectly Installed Water Heater are a safety hazard







82)
Disconnected flutes are a fire and carbon monoxide hazard.





Well first let me tell you a bit about professional home inspections. Home inspections were first performed in the mid 1950s, and by the early 1970s were considered by many consumers to be essential to the real estate transaction. The escalating demand was due to a growing desire by home buyers to learn about the condition of a house prior to purchase. To many people had been sold money pits. Meeting the expectations of consumers required a unique discipline, distinct from construction, engineering, architecture, or municipal building inspection. As such, home inspection requires its own set of professional guidelines and qualifications. The American Society of Home Inspectors (ASHI) formed in 1976 and established the ASHI Standards of Practice and Code of Ethics to train and guide home inspectors and help buyers and sellers make real estate transaction decisions based on accurate, objective and consistent information. Some states now use the ASHI standard as the model they use to setup there own state wide standards for licensed home inspectors.

What are the ASHI Standards of Practice?


The ASHI Standards of Practice were created as a consistent guide for home inspectors in the performance of their inspections. Subject to regular review, the Standards of Practice reflect information gained through surveys of conditions in the field and of the consumers’ interests and concerns. Vigilance has elevated ASHI’s Standards of Practice so that today they are the most widely-accepted home inspection guidelines in use and are recognized by many government and professional groups as the definitive standard for professional home inspection performance.

What is the ASHI Code of Ethics?


The ASHI Code of Ethics stresses the home inspector’s responsibility to report the results of the inspection in a strictly fair, impartial, unbiased and professional manner, avoiding conflicts of interest at all times.

Selecting the right home inspector can be as important as finding the right Realtor and home.

To be certified, as an ASHI certified home inspector the candidate must pass the National Home Inspector Examination. http://www.homeinspectionexam.org/test_policies.php

This is the same examination used by many States to license state home inspectors. This exam is taken in a proctored environment with only a few pieces of paper and a pencil. This examination is paid for by each inspector candidate. This is not part of the ASHI membership fee.

Beware, in other certification programs, a person can take the exam at home, on the web, open book and as many times as needed to pass without any cost beyond membership.

In addition to all this, in ASHI the candidates are required to pass a code of ethics and standards of practice examination. The ASHI code of ethic and standards of practice are the principles used by all ASHI certified inspectors. Many States have used this Code of Ethics and Standard of Practice to establish their own State professional standard, ethics and licensing requirements. The ASHI code of ethics and standard of practice are open to open review; http://www.homeinspector.org/docs/standards.pdf Violation of these can lead to the loss of certification.

Since passing an exam only verifies and validates knowledge, ASHI requires that an inspector have a minimum of 250 paid inspections to assure experience. No one can be certified by ASHI unless they have had over 250 paid inspections. Once these 250 minimum inspections are attained, ASHI will request that 50 inspections be given to the certification committee. This is a committee of senior ASHI judges, the inspector does not know the judges, no good ole boys to help the inspector. They will review the inspections to assure the inspector is following ASHI standards of practice. An inspector will not be certified until the reports meet ASHI standards.

Being an ASHI certified house inspector assures our clients, a minimum experience, the highest level of knowledge and a high standard of professionalism.


Thank you for allowing us into your home. If you have any questions or concerns please feel free to call 404-447-4677.

If you need a Realtor that understands house goto http//www.letfontdoit.com

Best Regards
George Font, ACI
Master Inspector
Athenia Home Inspectors.