View as PDF

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: George Font
ASHI Certified Home Inspector
Member number 246908

 

Home Listing Inspection Report
Client(s): Mr Goodson & Mrs Jane Wright
Property address: 2550 Somewhere Circle
Anytown, Ga. 30005
Inspection date: Wednesday, May 31, 2006
This report published on Saturday, February 20, 2010 6:17:35 AM EST

View summary page

This report is the exclusive property of this inspection company and the client or clients listed in the report title. Use of this report by any unauthorized persons is prohibited.

This report includes both a DETAIL SECTION and a SUMMARY SECTION. You may select to view and or print in either mode or both. Many areas of this inspection report will contain hyperlinks which will direct you to expert informative details on a subject of concern.

It is important the client understand that all homes, regardless of their age, location or value have some defects or issues to address or monitor. Home inspection reports by nature focus on defects and thus may seem negative. Many or even most features of this property may be in excellent condition and of high quality and may have been deemed "adequate or acceptable" for purposes of this report.

The many items from the inspectors field notes list that were inspected and viewed have been considered and were deemed adequate or acceptable. These items may not be specifically commented on in the written report. This is not meant to downplay this property's assets, but rather to focus attention on alerting you to the potentially important issues and keep the report as manageable as possible. These are those specific areas that need attention, evaluation, maintenance, or items that may create safety concerns or possible major or costly repair and or replacement expense.

This report will also contain items to alert or advise the client of common things which a homeowner may want or need to know. These may include information on specific location of meters, shut-off switches, turn-off valves and other data which will help the owner better understand the systems or mechanics of the home and allow him or her to take action in the event of an emergency.

 
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:
SafetyPoses a risk to health, injury or death. 
Specialist neededRecommend repairing or replacing by a qualified or licensed contractor 
Moderate DefectThis repair or replacement may require the use of special tools. This needs to be done by a highly skilled home owner, handy man or other professional 
Minor DefectCorrection likely involves only a minor expense and can be done my a handy man, owner or tenant 
MaintainRecommend ongoing maintenance This can be done by the owner or a qualified contractor 
EvaluateRecommend a more in depth evaluation by licensed specialist 
MonitorRecommend monitoring in the future for further damage 
ServiceableItem or component was inspected and appears acceptable 
Comment & 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
Basement
Bathrooms / Laundry / Sink
Cooling System / Heat Pump / Basement
Cooling System / First Floor
Cooling System / Second Floor
Electric service
Exterior / Foundation
Fireplace and chimney
Garage
Grounds
Heating System / Basement
Heating System / First Floor
Heating System / Second Floor
Interior Rooms / Areas
Kitchen
Plumbing / Fuel Systems
Radon
Roof
Water heater
**Recommendations and comments

 
General Information Return to table of contents
Report number: SampleReport
Structures inspected: Single Family, two Floor home with basement
Age of building: 1990
Property owner's name: Mr Goodson & Mrs Jane Wright
Time started: 4:00 PM
Time finished: 7:30 PM
Present during inspection: Clients, Property owners
Occupied: Yes
Weather conditions: Clear
Temperature in Fahrenheit / Celsius: Hot 92 F / 33 C
Ground condition: Dry
Front of structure faces: North
Main entrance faces: North
Foundation type: Finished basement
The following items are excluded from this inspection: Hot tub
Client E-mail address: goodson@aol.com
Client Telephone number: 404-447-4677
Realtor Name: Mr Don Best Realtor
Realtor telephone number: 404-447-4677
Realtor e-mail address: Don.Best@aol.com
 
Attic Return to table of contents
Insulation depth: Uneven
Inspection method: Partially traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Insulation material: Fiberglas loose fill
Insulation estimated R value: <R30
1) Minor Defect - Ceiling insulation is uneven or missing in some areas. This is likely due to someone having walked on or through the insulation or removing insulation for repair work. Recommend installing additional insulation where necessary to restore the original R rating.

Photo 3  
 

2) Evaluate - Some wiring is loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.

Photo 2  
 

 
Basement Return to table of contents
Insulation material underneath floor above: None visible
Beam material: Solid wood, Built up wood
Floor structure above: Solid wood joists
Condition of garage floor: Appeared serviceable
3) Serviceable - Receptacles appeared serviceable.
4) Serviceable - Ceiling lights appeared serviceable.
5) Serviceable - Basement doors appeared serviceable.
6) Comment & Suggestions - Some areas of the foundation in the basement were not visible due to finished walls, flooring and ceiling. Inspection was limited and incomplete as a consequent.
 
Bathrooms / Laundry / Sink 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.
Location #A: Master bathroom
Location #B: Second floor bathroom
Location #C: Jack and Jill Bathroom
Location #D: Powder Room
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Condition of laundry facilities: Appeared serviceable
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Four pole receptacle.
7) Minor Defect, Evaluate - Two toilets are loose, one in the master bathroom and the other in the guess bathroom. A qualified contractor should remove the toilet for further evaluation and repairs if necessary. A new wax ring should be installed and toilets should be securely anchored to the floor to prevent movement and leaking.

Photo 5  

Photo 67  

Photo 75  
 

8) Serviceable - GFCI inspected and appear acceptable
9) Serviceable - Faucets inspected and appear acceptable
10) Serviceable - Toilets inspected and appear functional, however some were loose.
11) Serviceable - Bathtubs inspected and appear acceptable
12) Serviceable - Showers inspected and appear acceptable
13) Serviceable - Cabinets and draws inspected and appear acceptable
14) Serviceable - Counter tops inspected and appear acceptable
15) Serviceable - Floor inspected and appear serviceable
16) Comment & Suggestions - Note to client, some dryers power cords can be retrofitted by changing the electrical power cord. From four poles to three or from three poles to four poles. Ask you local appliance dealer for more information.

Photo 119  
 

 
Cooling System / Heat Pump / Basement Return to table of contents
Condition of cooling system and heat pump: Appeared serviceable
Location: Right side of house
Type: Split system, Heat pump
Model Number: 2TSB0024A1000B
Serial Number: 5333XGXXX
Estimated age: 2005/2006
Approximate BTU/hrs: 24,000
Manufacturer: Trane
Condition of distribution system: Appeared serviceable
Type of thermostat: Digital Programmable
Condition of controls: Appeared serviceable
Condition of air filter: Appeared serviceable
Location of air filter: At base of air handler
 
Cooling System / First Floor Return to table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). This inspection does not evaluate system balance or air flow. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.

Note that the inspector does not provide an estimate of remaining life on cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.

Condition of cooling system: Appeared serviceable
Location: Right side of house
Type: Split system
Model Number: 2TTR3024A1000AA
Serial Number: 6304NSXXF
Estimated age: 2006
Approximate BTU/hrs: 23,000
Manufacturer: Trane
Condition of distribution system: Appeared serviceable
Type of thermostat: Digital Programmable
Condition of controls: Appeared serviceable
Condition of air filter: Appeared serviceable
Location of air filter: At base of air handler
17) Maintain - Air filter was dirty. A qualified person should replace filter as necessary. Filter should be checked monthly and maintained as necessary in the future.
 
Cooling System / Second Floor Return to table of contents
Condition of cooling system: Appeared serviceable
Location: Right side of house
Type: Split system
Model Number: H2DA036SxxA
Serial Number: EBCM093XXX
Estimated age: 1996
Approximate BTU/hrs: 36,000
Manufacturer: York
Condition of distribution system: Appeared serviceable
Type of thermostat: Digital Programmable
Condition of air filter: Appeared serviceable
Location of air filter: At base of air handler
18) Minor Defect - The pad for the heat pump, AC condenser was not level. This unit requires adequate support. The compressor may be damaged if this unit is allowed to tilt ten or more degrees. The pad should elevate the unit above the soil to prevent corrosion too. A qualified contractor should evaluate and repair as necessary.

Photo 42  

Photo 43  

Photo 55  
 

 
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.
Electric service condition: Appeared serviceable
Primary service type: Underground
Service voltage (volts): 120-240
Service amperage (amps): 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Aluminum
Main disconnect rating (amps): 200
System ground: Ground rod in soil
Condition of main service panel: Appeared serviceable
Condition of sub: Required evaluation & repair or replacement(see comments below)
Location of main service panel #A: Building exterior
Location of sub panel #B: Garage
Location of sub panel #C: Basement
Condition of smoke detectors: Appeared serviceable
Smoke detectors present: Yes
Smoke detector power source: Hard wired / Battery backup
Carbon monoxide detectors present: No
19) Safety, Specialist needed - 2 wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.

Photo 6  
 

20) Safety, Specialist needed - One or more connections with aluminum wires in the main service panel lack anti-oxidant paste. Oxidation usually occurs without it, and may result in poor connections, overheating, and possibly fires. A qualified electrician should evaluate and apply anti-oxidant paste as necessary.
21) Safety, Specialist needed - Neutral and equipment ground conductors are combined at one or more sub-panels. This should only occur in the main service panel, and is a safety hazard due to the risk of shock. Neutral conductors should be attached to a "floating" neutral bar not bonded to the panel, while grounding conductors should be attached to a separate grounding bar bonded to the sub panel. A qualified electrician should evaluate and repair as necessary.

Photo 7  
 

22) Safety, Specialist needed - One or more wires in panel #B appeared to be undersized for their over current protection devices (circuit breakers). This is a safety hazard due to the risk of fire. A qualified electrician should evaluate and repair as necessary.

Photo 56  
 

23) Safety, Minor Defect - One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf

Photo 47  
 

24) Serviceable - Available GFCI inspected and tested serviceable

Photo 72  

Photo 73  

25) Serviceable - Arc Fault Circuit Interrupters (AFCIs) tested and appear to be serviceable.

AFCI's involve a technology that detects arcing-faults in electrical circuits that could cause fires. By recognizing characteristics unique to arcing and functioning to de-energize the circuit when an arc-fault is detected, AFCI's further reduce the risk of fire beyond the scope of conventional fuses and circuit breakers.

Effective January 1, 2002, NFPA 70, The National Electrical Code (NEC), Section 210-12, requires that all branch circuits supplying 125V, single phase, 15- and 20-ampere outlets installed in dwelling unit bedrooms be protected by an arc-fault Circuit interrupter.

For more information go to ; http://www.ul.com/regulators/afci/index.cfm

http://www.cpsc.gov/CPSCPUB/PUBS/afci.html

 
Exterior / Foundation Return to table of contents
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood fiber, Expanded insulation foam system (EIFS)
Condition of foundation and footings: Appeared serviceable
Foundation type: Finished basement
Foundation material: Poured in place concrete
Footing material: Poured in place concrete
Condition of floor substructure: Appeared serviceable
Pier or support post material: Bearing wall
Beam material: Solid wood
Floor structure: Solid wood joists
Condition of the basement: Appeared serviceable
26) Specialist needed - Exterior Insulation Finishing System, (EIFS), also known as Synthetic Stucco should be evaluated for water intrusion and moisture damage by a qualified EIFS specialist. Building standards for this product require a 6 to 8 inch gap above grade. Recommend EIFS be cut to this dimension.

Photo 9  

Photo 71  

27) Minor Defect - Soil is in contact with or less than six inches from siding and trim. This is a conducive condition for wood destroying insects and organisms. Wood siding and/or trim is rotten in some areas as a result. A qualified contractor should repair as necessary, replacing all rotten wood. Also, the soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.

Photo 21  

Photo 22  

Photo 23  

Photo 134  

28) Minor Defect - Exterior trim show signs of water damage and needs to be repaired or replaced.

Photo 13  

Photo 34  

Photo 35  

Photo 39  

29) Minor Defect - Siding is damaged and deteriorated in one or more areas. A qualified person should evaluate and make repairs and replace siding as necessary to prevent water and vermin intrusion.

Photo 19  

Photo 24  

 
Fireplace and chimney Return to table of contents
Fireplace type: Prefabricated
Chimney type: Metal duct in a wood enclosure
Fuel type: Wood, Natural gas
30) Serviceable - Fireplace inspected and appears acceptable.

Photo 92  
 

31) Serviceable - Damper appears to opened and closed as expected.
32) Serviceable - Gas valve appears to be serviceable and will turn off
 
Garage Return to table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Garage
Condition of garage: Appeared serviceable
Type of garage/ dwelling door: Solid core, Metal
Condition of garage vehicle doors: Required repair, replacement and/or evaluation (see comments below)
Garage vehicle door type: Sectional
Number of vehicle doors: 2
Condition of automatic openers: Appeared serviceable
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Not determined
33) Serviceable - Garage House Door Inspected and appears to be acceptable

Photo 81  
 

34) Serviceable - Vehicle Door Inspected and appears to be acceptable
35) Serviceable - GFCI inspected and appear to be acceptable, this GFCI is the reset point for all exterior receptacles.
36) Serviceable - Garage door was inspected and both photo cell and impact sensors appears to operate as expected
 
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.
Site profile: Moderate slope
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Composition wood clapboard, Stone veneer, Expanded insulation foam system (EIFS)
Condition of fences and gates: Appeared serviceable
Fence and gate material: Wood
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks: Appeared serviceable
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood, Glass panel
Condition of porch covers: Appeared serviceable
Porch cover material and type: Covered (Refer to Roof section)
Floor Type: Concrete
Condition of porch floor: Serviceable
Condition of decks: Required evaluation repairs and or replacement (see comments below)
Deck material: Treated Wood
Condition of guardrails: Required evaluation repairs and or replacement (see comments below)
Condition of handrails: Required evaluation repairs and or replacement (see comments below)
37) Safety, Moderate Defect - The deck is unstable in one or more areas due to lack of diagonal bracing. This is a safety hazard since severe movement may cause the deck to collapse. A qualified contractor should evaluate and make repairs as necessary.

Photo 12  
 

38) Safety, Moderate Defect - Stairs to deck are wobbly. A qualified contractor should evaluate and repair as necessary, such as installing additional supports and/or diagonal bracing.
39) Safety, Moderate Defect - Flashing was missing from above one or more 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 states, “…Where positive connections to the primary building structure cannot be verified during inspection, decks shall be self-supporting.”
• IRC® -‘00/‘03/’06, R502.2.1 – ‘00/‘03, R502.2.2 – ‘06 Decks
• IBC® -‘00/‘03/’06, 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 shall be free-standing, in other words self supporting.

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

Photo 80  

Photo 89  

Photo 95  
 

40) Safety, Minor Defect - Handrail at some stairs are un graspable and are a safety hazard. Handrails should be sized and shaped so your hand can encircle them. A qualified contractor should make repairs or modifications as necessary. For example, replacing existing handrails or installing additional handrails.

Photo 38  

Photo 84  

Photo 87  
In this example the contractor used 2x2 treated lumber for handrail.
 

41) Safety, Minor Defect - Handrail at some stairs are loose and some are defective, while other parts are missing. This is a safety hazard. A qualified contractor should make repairs as necessary. For example, installing new fasteners and/or hardware so handrails are securely attached.

Photo 65  

Photo 37  

42) Safety, Comment & Suggestions - Note to client, this may not have been a building standard when this house was constructed

Gaps larger than four inches were found in one or more guardrails. This is a safety hazard, especially for small children. A qualified contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.

Photo 79  
 

43) Safety, Comment & Suggestions - Guardrails are missing from one or more sections of decks or elevated surfaces with high drop-offs. This is a safety hazard due to the risk of falling. Standard building practices require guardrails to be installed at drop-offs higher than 30 inches, but in some cases it is advised to install them at shorter drop-offs. A qualified contractor should evaluate and install guardrails as necessary and as per standard building practices.

Photo 59  

Photo 60  

Photo 61  

Photo 78  

44) Moderate Defect, Maintain - The perimeter grading slopes towards the structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet. Building standard suggest 6 inch drop within the first 10 feet.

Photo 86  

Photo 85  

45) Moderate Defect - One or more wooden deck support posts are in contact with soil. This is a conducive condition for wood destroying insects and organisms. However no damage from wood destroying insects or organisms was found. Standard building practices require that there be at least 6" of space between any wood and the soil below, even if the wood is treated. If possible, soil should be removed or graded so a 6" clearance is maintained. Otherwise recommend installing borate based Impel rods to prevent rot.

Photo 58  
 

46) Minor Defect - One or more unlined wooden planter boxes are attached to the side of the house. Wood soil contact exists in such boxes and is a conducive condition for wood-destroying insects and organisms. Recommend either removing them, or modifying them so that no wood-soil contact exists (install plastic or metal liners), and so that they are well drained.

Photo 14  

Photo 70  

47) Maintain - Vegetation such as trees and shrubs are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

Photo 62  

Photo 63  

Photo 83  
 

48) Evaluate - It appears the front porch , ( as with most porches in Georgia), was designed to be floating on its own, as such it appear to have settled unevenly due to poor bulk water management. Recommend repair by a qualified contractor as necessary

Photo 30  

Photo 31  

Photo 32  

Photo 40  
This side is sinking while the opposite site is raising. This can be due to settlement caused by poor bulk water and vegetation management.

Photo 76  

Photo 77  

49) Serviceable - GFCI inspected and appeared acceptable
50) Comment & Suggestions - Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
51) Comment & Suggestions - Minor cracks were found in the sidewalk. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
 
Heating System / Basement Return to table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. This inspection does not evaluate system balance or air flow. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Location of heating system: Basement
Heating type: Forced air, Heat pump
Fuel type: Natural gas, Electric
Manufacturer: Trane
Model Number: TWG025A
Serial Number: 529lxxx
Approximate BTU/hrs: 25,000
Estimated age: 2005
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of distribution system: Appeared serviceable
Distribution system: Ducts and registers
Type of thermostat: Digital Programmable
Condition of air filter: Appeared serviceable
Location of air filter: At base of air handler
52) Maintain - Air filter was dirty. A qualified person should replace filter as necessary. Filter should be checked monthly and maintained as necessary in the future.
 
Heating System / First Floor Return to table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. This inspection does not evaluate system balance or air flow. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Primary heating system energy source: Natural gas
Location of heating system: Basement
Primary heat system type: Forced air
Heating type: Forced air
Primary A/C energy source: Electric
Fuel type: Natural gas
Primary Air conditioning type: Split system
Manufacturer: Carrier
Distribution system: Flexible ducts
Model Number: TUD060RAxxx
Manufacturer: Carrier
Serial Number: 7015Nxxx
Model: PA10JA
Approximate BTU/hrs: 60,000
Filter location: At the base of the furnace
Estimated age: 2006
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of distribution system: Appeared serviceable
Distribution system: Ducts and registers
Type of thermostat: Digital Programmable
Condition of control: Appeared serviceable
Condition of air filter: Appeared serviceable
Location of air filter: At base of air handler
53) Minor Defect, Comment & Suggestions - Insulation for the attic evaporation unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. Condensation on the cold copper pipe can drop onto the furnace. Moisture can cause premature failure of furnace and its components. . A contractor should replace insulation as necessary.

Photo 44  
 

54) Minor Defect - Insulation for the outside condensing unit's refrigerant lines is damaged in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified contractor should replace insulation as necessary.

Photo 66  
 

55) Minor Defect - HVAC drain catch pan has drain tube broken loose. This can cause water damage if water accumulates in HVAC drain pan. Recommend repair or replacement by a qualified contractor

Photo 4  
 

56) Maintain, Comment & Suggestions - Air handler filters should be checked monthly in the future and replaced or washed as necessary.
 
Heating System / Second Floor Return to table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. This inspection does not evaluate system balance or air flow. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Location of heating system: Attic
Heating type: Forced air
Fuel type: Natural gas
Manufacturer: Trane
Model Number: TUD060
Serial Number: 7015NJxxx
Approximate BTU/hrs: 60,000
Estimated age: 2006
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of distribution system: Appeared serviceable
Distribution system: Ducts and registers
Type of thermostat: Digital Programmable
Condition of control: Appeared serviceable
Condition of air filter: Appeared serviceable
Location of air filter: At base of air handler
57) Maintain - Air filter was dirty. A qualified person should replace filter as necessary. Filter should be checked monthly and maintained as necessary in the future.
 
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.
Exterior door material: Wood, Glass
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable
Type of windows: Wood, Multi, Casement, Double hung
Condition of windows: Appeared serviceable
Wall type or covering: Drywall
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall
Condition of ceilings: Appeared serviceable
Flooring type or covering: Carpet, Wood, Tile
Condition of flooring: Appeared serviceable
58) Safety, Minor Defect, Maintain - One or more bedroom windows have inadequate egress in the event of a fire due to being unable to open. Bedroom windows should be easy to open and stay open by themselves.

Windows appear to have been painted shut. Recommend making modifications and repairs as necessary.

For more information, visit http://www.taunton.com/finehomebuilding/pages/h00100.asp

Photo 46  
 

59) Minor Defect - Some window frames appear to have moisture damage. Recommend repair or replacement as may be necessary.

Photo 15  

Photo 16  

Photo 20  

Photo 36  

Photo 64  
* Bushes less than 12 inches from house
 

60) Minor Defect - Trim, jamb and door frame around one exterior door appears to have some moisture damage. A qualified person should repair, replace or install as necessary.

Photo 17  

Photo 18  

61) Monitor - Stain was found in one ceiling area. However, no elevated levels of moisture were found. The stain may be due to past roof and/or plumbing leaks. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.

Photo 45  
 

62) Serviceable - A representative number of receptacle inspected and appear acceptable
63) Serviceable - Ceiling lights inspected and appear acceptable
64) Serviceable - Closet doors inspected and appear acceptable
65) Serviceable - Walls inspected and appear acceptable
66) Serviceable - Windows inspected and appear acceptable
67) Serviceable - Doors inspected and appear acceptable
68) Serviceable - Stairs inspected and appear acceptable
69) Serviceable - Handrails inspected and appear acceptable
70) Serviceable - Floors inspected and appear acceptable
 
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.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of garbage disposal: Appeared serviceable
Condition of dishwasher: Required repair, replacement and/or evaluation (see comments below)
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Natural gas
Condition of refrigerator: Appeared serviceable
71) Minor Defect, Maintain - Caulk is missing and/or deteriorated where counter tops meet back splashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage. This should be part of the homes yearly maintenance schedule.

Photo 48  
 

72) Minor Defect, Evaluate - The dishwasher drain line was not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The client should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.

Also, no "air gap" was installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client should consult with a qualified contractor to determine if an air gap should be installed.

Photo 74  
 

73) Serviceable - The dishwasher inspected and appears to be operable.
74) Serviceable - The refrigerator inspected and appears to be operable.
75) Serviceable - Range Hood: Both light and fan were tested and appear operable.
76) Serviceable - The Range stove top appears to be operable.
77) Serviceable - Food disposal inspected and appears to be operable.
78) Serviceable - Light Fixture inspected and appears to be operable.
79) Serviceable - Closet lights inspected and appears to be operable.
80) Serviceable - Faucets tested inspected and appears to be operable.
81) Serviceable - Sinks inspected and appear to be operable.
82) Serviceable - All Kitchen cabinet doors and drawers appear to be operable.
83) Serviceable - Counter top inspected and appear to be operable.
84) Comment & Suggestions - No microwave oven was present
 
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.
Condition of service and main line: Appeared serviceable
Location of main water meter: Front of house
Location of main water shut off: Next to water heater
Water service: Public
Water pressure (psi): 82psi
Service pipe material: Not determined
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Sewage system: Public
Condition of fuel system: Appeared serviceable
Location of main fuel shut off: On gas meter
85) Minor Defect, Evaluate - 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 a pressure regulating valve exists, then it should be adjusted for a house pressure of 40 to 80.
86) Serviceable - Visible plumbing inspected and appears to be acceptable
87) Comment & Suggestions - Washer and Dryer were not operated or evaluated. They are excluded from this inspection.
 
Radon Return to table of contents
Was Customer inform of need for Radon Testing?: Yes
Did Customer request radon test with this inspection?: Yes
Electronic, constant monitoring device model number: Sun Nuclear Model Number 1027
Electronic constant monitoring device Serial Number: 45483117
Electronic / constant monitoring device date of last calibration: 2/20/2009
24 hours close environment attained: Yes
Date air sampling was initiated (MM/DD/YY): 3/02/2006
Time: 4:09pm
Date air sampling was finished (MM/DD/YY): 3/04/2006
Time: 6:56pm
Radon Sampling results: Over All Average=0.9pC/l // EPA protocol average = 1.0 pC/l
Radon level: The EPA has suggested that radon levels of less or equal to 2 Pico curries per liter (pC/l) do not require remediation.
Electronic, constant monitoring device model number: Sun Nuclear Model Number 1027
Electronic constant monitoring device Serial Number: 45483117
88) Serviceable - Radon Test and results. Graph shows fluctuation of radon level on an hourly basis.

Photo 118  

Photo 120  

Photo 121  
 

89) Comment & Suggestions - For more information on Radon go to this link
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
Roof inspection method: Viewed from ground with Digital Camera with 12x telephoto lens
Roof type: Gable, Hipped
Roof covering: Asphalt and fiberglass composition shingles
Estimated age of roof: 2000
Gutter & downspout material: Aluminum
Roof ventilation: Inadequate
90) Moderate Defect - One "rubber boot", flashing's appears to have deteriorated and should be replaced before leaks or vermin intrusion occurs. A qualified contractor should replace flashing where necessary.

Photo 98  

Photo 99  
This is the appearance of a good boot. Notice the tight seal around the vent pipe

Photo 107  

Photo 113  
Notice cracks on boot.

91) Minor Defect - One or more gutters are loose. This can result in water accumulating around the structure's foundation or basement. 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. Recommend repair or replace gutters where necessary.

Photo 25  

Photo 26  

Photo 33  

Photo 52  

92) Minor Defect - One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. 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 several feet away from the structure to soil that slopes down and away from the structure.

Photo 10  

Photo 11  

Photo 29  

Photo 82  

Photo 106  

Photo 132  

93) Minor Defect - Exterior soffits and fascia show signs of water damage and need to be repaired or replaced.

Photo 8  

Photo 27  

Photo 28  

Photo 49  

Photo 50  

Photo 51  

94) Maintain - Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

Photo 53  

Photo 54  

95) Maintain - Trees are in contact with or are close to the roof edge in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.

Photo 62  
 

 
Water heater Return to table of contents
Estimated age: 1995
Energy source: Natural gas
Type: Tank
Capacity (in gallons): 50
Energy source: Natural gas
Manufacturer: Envi-Ro-Temp
Model: Model number was not legible
Water temperature (degrees Fahrenheit/ Celsius): 122 F / 50 C
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
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.
96) Evaluate, Comment & Suggestions - The temperature-pressure relief valve drain line is routed upwards. This drain line should be routed either down or horizontally. This is a safety hazard as water may not be able to flow through the drain line adequately when the valve releases due to accumulated water. Also, accumulated water may corrode the valve and prevent it from working. A qualified plumber should evaluate and repair so the drain line is routed down or horizontally, but not up. For more information, visit Water Heater Rescue - Down and Out

Photo 68  

Photo 93  

97) Comment & Suggestions - The hot water temperature is greater than 120 degrees Fahrenheit or 48 degrees Celsius. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120F / 48C degrees. For more information on scalding dangers, visit http://www.tap-water-burn.com/
 
**Recommendations and comments Return to table of contents
Limitations: These 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 or adopt the recommended changes
98) Maintain, Monitor - Filters should be checked monthly and maintained as necessary. 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. A good HEPA filter can remove at least 99.97% of airborne particles 0.3 micrometers (µm) in diameter from the air you breath. This type filter will pick up mold spores, and many air born allegiant.

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

Photo 104  

Photo 111  

99) Comment & Suggestions - INFORMATION FOR CLIENT

This home is clad with composition wood fiber siding. Many brands of this type of siding by different manufacturers are known to deteriorate and/or fail prematurely due to moisture penetration due to poor protection. Failure is typically visible in the form of swelling, cracking and delamination, especially at the bottom edges. Class action lawsuits have been filed or are being filed against most manufacturers of this material.

Some areas of siding on this structure show the symptoms described above, but it appears that the siding hasn't deteriorated to the point of needing replacement. Some manufacturers (Louisiana Pacific) recommend a repair process for this siding where affected areas are sealed with "Permanizer Plus", a flexible primer made by Pittsburgh Paint, followed by two coats of 100% acrylic latex paint. This sealant must be applied to the bottom edges using a brush. The face of the siding can be sprayed. The "Permanizer Plus" sealer isn't required for edges that aren't swollen, cracked or deteriorated, but the acrylic latex should still be brushed on these edges.

At a minimum, recommend having a qualified contractor seal and repaint as described above, or by other methods specified by the siding's manufacturer. The client may wish to have a qualified contractor evaluate further to determine if some or all of the siding should be replaced.

For more information, visit:
Pittsburgh Paints, PRIMERS -THE FOUNDATION FOR A TOP QUALITY JOB
Failing LP Siding Help Page

100) Comment & Suggestions - RECOMMENDATION TO CLIENT
As time passes the deck will need periodic maintenance, when the moment comes. Recommend cleaning deck and railing and then treating the deck and railing with a preservative claiming to waterproof, ultraviolet light blocker, and mildew resistant. Consumer Reports recommends these products:

  • Cabot Decking Stain and PTW Stain
  • Olympic Water Repellent Deck Stain
  • Thompson's House and Deck Stain
  • Wolman PTW Deck Stain
  • Akzo Sikkens Cetol DEK
  • Benjamin Moore Moorwood Clear Wood Finish
  • DAP Woodlife Premium
  • Olympic Natural Look Protector Plus
    101) Comment & Suggestions - RECOMMENDATION TO CLIENT
    One or more downspouts terminate above roof surfaces rather than being routed to gutters below or to the ground level. This is very common, but it can reduce the life of roof surface materials below due to large amounts of water frequently flowing over the roof surface. Granules typically are washed off of composition shingles as a result, and leaks may occur. Recommend considering having a qualified contractor install extensions as necessary so downspouts don't terminate above roof surfaces

    Photo 94  

    Photo 108  

    102) Comment & Suggestions - NOTE TO CLIENT; THIS MAY NOT HAVE BEEN A BUILDING STANDARD WHEN HOUSE WAS CONSTRUCTED

    Pull-down stairs are installed for the attic access. No insulation is installed above the stairs and no weatherstripping is installed around the hatch perimeter. To reduce air leakage, recommend installing weatherstripping and an insulated hatch cover. An example of one can be seen at http://www.batticdoor.com/.

    Interior air leaking into the attic results in heating and cooling losses, increased energy costs, and a possible increase in moisture levels in the attic due condensation forming on the underside of the roof sheathing during cold weather.

    Photo 1  
    This is a picture of the current pull down stairs. Note it does not have insulation or a seal around the parameter of the attic cover.

    Photo 69  
    This is a pull down stairs with insulation added.

    Photo 88  
    In this example a foam board was cut to size and placed over a foam rim. This both increased the thermal efficiency of the pull down stairs by creating a cover to reduce or eliminate air exchange with the attic and reducing thermal transfer between the house the attic.

    Photo 90  
    Foam seal can be added to improve the seal around the pull down stairs.

    Photo 91  
    This is a close up of a pull down stair with a foam seal around the cover.

    Photo 100  
    This configuration uses OSB to create a thermal barrier between the pull down stairs and the attic.

    Photo 101  

    Photo 102  

    Photo 103  
     

    103) Comment & Suggestions - RECOMMENDATION TO CLIENT
    Fireplace damper can stay open and should be closed when ever the fire place is not in use. This will increase the thermal efficiency of the home and reduce the possibility of any animals or bugs from entering the house.

    Photo 41  
     

    104) Comment & Suggestions - NOTE TO CLIENT, THIS MAY NOT HAVE BEEN A STANDARD BUILDING PRACTICE WHEN HOUSE WAS CONSTRUCTED

    Handrails at some deck stairs are ungraspable and are a safety hazard. Handrails should be sized and shaped so your hand can encircle them. A qualified contractor should make repairs or modifications as necessary. For example, replacing existing handrails or installing additional handrails.

    Photo 38  

    Photo 131  

    Photo 133  
     

    105) Comment & Suggestions - GFCI reset for master bathroom and Jack and Jill bathroom, Guess bathroom GFCI outlets are located in the powder room
    106) Comment & Suggestions - Mirror on top of sink back splash can be damaged in time. As water hits the glass it will work its way behind the glass. This will cause the mirrors silver coating to tarnish and blacken in time. Recommend gap between mirror and black splash be caulked with clear caulking to reduce or eliminate the chance of moisture getting behind the glass.
    107) Comment & Suggestions - The main power shut off breaker is located in the main panel on the exterior of the house.Turning this breaker off will turn off power to the entire house.

    Photo 115  
     

    108) Comment & Suggestions - Caution should be taken when replacing light bulbs in pot lights. Convectional lights can create too much heat.

    Photo 109  

    Photo 127  

    109) Comment & Suggestions - GFCI reset for exterior GFCI outlets are located in the Garage.
    110) Comment & Suggestions - The Fireplace gas shut off valve will turn off gas to the fireplace only.

    Photo 110  
     

    111) Comment & Suggestions - For tips on strong and safe decks go to;
    http://www.fairfaxcounty.gov/dpwes/publications/decks/details.pdf
    http://www.safestronghome.com/deck/

    Photo 122  

    Photo 123  

    Photo 124  

    Photo 125  

    Photo 128  

    Photo 129  

    Photo 130  

    Photo 135  

    112) Comment & Suggestions - Did you know that your house is equipment with a heat pump. What is a heat pump? A heat pump is an air conditioning unit that can pump heat from the inside of your house to the outside in the hot months and pump hot air into you house in the cold months. Want to know more. For more information go to;

    http://home.howstuffworks.com/question49.htm

    http://www.askthebuilder.com/294_Heat_Pumps_-_How_Well_Do_They_Work_.shtml

    http://www.progress-energy.com/custservice/carres/energytips/aecfaq4-howheatpumps.pdf

    Photo 117  
     

    113) Comment & Suggestions - The main gas shut off valve is located on the gas meter. Turning off this valve will turn off gas to all gas appliances. Note: when the gas is shut off, the gas water heater and any appliance with a pilot light will have to be turned back on. The gas meter is located on the outside, at the rear of the house.

    Photo 112  
     

    114) Comment & Suggestions - The Main water shut off valve is located in the basement. Turning off this valve will shut off both hot and cold water to the entire house.

    Photo 116  
     

    115) Comment & Suggestions - This is the hot water shut off valve. Turning off the water heater shut off valve will turn off hot water to the entire house. The hot water shut off valve is located above the water heater. Do not confuse this valve with the main water shut off valve.

    Photo 114  
     

    116) Comment & Suggestions - The garbage disposal has a few well kept secrets you should know. This is the garbage disposal motor housing. The bottom of it has a key hole. It is a hex shaped orifice (Blue arrow) found on the bottom of the disposal unit. This hex key hole is used whenever the disposal unit jams. Inserting an Allen type wrench (comes with the garbage disposal) in this orifice will allow you to move the blades back and forth to help clear the unit of a jam. Next to it is a red reset button. When the units motor jams it will cause the motor to draw more amperage. This additional current will overheat the motor reset button and cause it to open. By doing so it protects the motor. Once the blades have been cleared, this red button (red Arrow) should be pressed to reset the safety reset button. Now if the jam has been cleared and the motor was not damaged the garbage disposal should turn on when you press the garbage disposal switch. You just saved yourself and expensive plumber visit.

    Photo 97  

    Photo 126  
    Garbage disposal tool

    117) Comment & Suggestions - The clothes dryer should not be equipped with a vinyl, foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

    Photo 96  

    Photo 105  

     
    This house was inspected using ASHI Standards of Practice. The information was reported with the above observations. The photograph do not show all occurrence of the concerns identified.

    While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered. It is recommended that qualified contractors be used in your further evaluation or repair issues as it relates to the comments in this inspection report.

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

    Best Regards
    Athenia Home Inspectors.