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 //Robert T. Floyd

 

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 11/21/2007 10:17:09 AM EST

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

 
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. 
Repair/ReplaceRecommend repairing or replacing by a qualified or licensed contractor 
Repair/MaintainRecommend repair and/or maintenance 
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 evaluation by a qualified or licensed specialist 
MonitorRecommend monitoring in the future for further damage 
ServiceableItem or component was inspected and appears acceptable 
CommentNote for the clients. These are observations and/or suggestions that may not have been part of the building standard at the time the home was contracted. 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
Electric service
Exterior
Fireplaces and chimneys
Garage
Heating and cooling
Interior rooms
Kitchen
Plumbing and laundry
Radon
Recommendation and information for Client
Roof
Water heater
 
General Information Return to table of contents
Report number: SampleReport
Structures inspected: Single Family, two story home
Age of building: 16 years old
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: Ms Jane Best Realtor
Realtor telephone number: 404-447-4677
Realtor e-mail address: Jane.Best@aol.com
 
Attic Return to table of contents
Inspection method: Partially traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Insulation material: Fiberglas loose fill
Insulation depth:

1) 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.

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2) Ceiling insulation is uneven in some areas. This is likely due to someone having walked on or through the insulation. Recommend installing additional insulation where necessary to restore the original R rating.

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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
3) Inspected basement. Foundation was not visible due to finished basement.
 
Bathrooms Return to table of contents
4) Two toilets are loose. 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.

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5) GFCI inspected and appear acceptable
6) Faucets inspected and appear acceptable
7) Toilets inspected and appear acceptable
8) Bathtubs inspected and appear acceptable
9) Showers inspected and appear acceptable
10) Cabinets and draws inspected and appear acceptable
11) Counter tops inspected and appear acceptable
12) Floor inspected and appear serviceable
 
Electric service Return to table of contents
Primary service type: Underground
Service amperage (amps): 150
Primary service overload protection type: Circuit breakers
Service voltage (volts): 120/240
Location of main service switch: Right Side of Building
Location of main disconnect: Left of electric meter
Service entrance conductor material: Aluminum
System ground: Ground rods in soil
Branch circuit wiring type: Copper
Smoke detectors present: Yes
13) 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.

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14) 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.
15) GFCI inspected and appear acceptable
16) 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.

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Exterior Return to table of contents
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Composition wood clapboard, Stone veneer, Expanded insulation foam system (EIFS)
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood, Glass panel
17) Handrail at some 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.
Cost estimate: $ 100.00

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18) Handrail at some stairs are loose. 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.
Cost estimate: $ 300.00

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19) Stairs to deck are wobbly. A qualified contractor should evaluate and repair as necessary, such as installing additional supports and/or diagonal bracing.

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20) One or more handrails are not continuous for the entire length of the flight of stairs. This is a safety hazard. Handrails should be continuous, and extend the full length of flights of stairs. A qualified contractor should evaluate and repair as necessary.

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21) Siding is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs and/or replace siding as necessary to prevent water and vermin intrusion.

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22) Exterior trim, soffits and fascia show signs of water damage and need to be repaired or replaced by a licensed contractor.

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23) 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.

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24) Soil is in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. 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.

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25) 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.

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26) Soil is in contact with or less than six inches from siding and/or 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 evaluate and 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.

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Grade should always be keep away from siding to avoid termite and water intrusion and prolong the life of the siding.
27) 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 further evaluation and repair by a qualified contractor as necessary

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

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Floating is the most common support for stairs. The other types of support offer more stability but cost more.
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28) Artificial stucco (EIFS) 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.

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29) One or more gutters are damaged. 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. A qualified contractor should replace or repair gutters where necessary.

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30) 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.

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31) Vegetation such as trees, shrubs and/or vines 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.

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* Bushes less than 12 inches from house
32) 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.

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33) GFCI inspected and appeared acceptable

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This method can be used to save money and attain GFCI protection with one GFCI tie to all outlet within 6 feet of a sink in one area. There are some physical limitation that limit this approach. Recommend consulting a qualified contractor before making any modifications.
34) 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.

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35) 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.

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36) 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.

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37) 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.

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Fireplaces and chimneys Return to table of contents
Fireplace type: Masonry with metal liner
Chimney type: Metal
38) Fireplace inspected and appears acceptable.
 
Garage Return to table of contents
39) Garage House Door Inspected and appears to be acceptable
40) Vehicle Door Inspected and appears to be acceptable
41) GFCI inspected and appear to be acceptable
42) Garage door was inspected and appears to operate as expected
 
Heating and cooling Return to table of contents
Estimated age: 16 Years Old
Filter Size: 1 x 16 x 25
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Flexible ducts
Manufacturer: Carrier
Model: PA10JA
Filter location: At the base of the furnace
43) The outside condensing unit is not level. Damage may occur if it is more than ten degrees off from level. A qualified contractor should evaluate and make repairs as necessary, such as replacing the pad that the condensing unit is installed on and or leveling the ground under the pad.

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44) 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

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45) 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 and condensation dropping on and into furnace and electrical areas . A qualified heating and cooling contractor should replace insulation as necessary.

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46) Insulation for the outside condensing 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. A qualified heating and cooling contractor should replace insulation as necessary.

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47) Air handler filters should be checked monthly in the future and replaced or washed as necessary.
 
Interior rooms Return to table of contents
48) 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.

Recommend having a qualified contractor make modifications as necessary. Windows appear to have been painted shut.

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

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49) 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.

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50) A representative number of receptacle inspected and appear acceptable
51) Ceiling lights inspected and appear acceptable
52) Closet doors inspected and appear acceptable
53) Walls inspected and appear acceptable
54) Windows inspected and appear acceptable
55) Doors inspected and appear acceptable
56) Stairs inspected and appear acceptable
57) Handrails inspected and appear acceptable
58) Floors inspected and appear acceptable
 
Kitchen Return to table of contents
59) 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.

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60) The dishwasher inspected and appears to be operable.
61) The refrigerator inspected and appears to be operable.
62) Range Hood: Both light and fan were tested and appear operable.
63) The Range stove top appears to be operable.
64) Food disposal inspected and appears to be operable.
65) Light Fixture inspected and appears to be operable.
66) Closet lights inspected and appears to be operable.
67) Faucets tested inspected and appears to be operable.
68) Sinks inspected and appear to be operable.
69) All Kitchen cabinet doors and drawers appear to be operable.
70) Counter top inspected and appear to be operable.
71) No microwave oven was present
 
Plumbing and laundry Return to table of contents
Location of main water shut-off valve:
Water pressure (psi): 82 PSI
Location of main water meter: Front Lawn
Location of main water shut-off valve: Above hot water heater
Location of main fuel shut-off: Right Side of building
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
72) Visible plumbing inspected and appears to be acceptable
73) Neither the clothes washer nor dryer were 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?: No
 
Recommendation and information for Client Return to table of contents
74) 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
75) NOTE TO CLIENT: THIS MAY NOT HAVE BEEN A STANDARD BUILDING PRACTICE AT THE TIME THIS HOUSE WAS CONSTRUCTED

One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079

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76) 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
    77) 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

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    Usual practice
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    Recommended downspout
    		  
    78) 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.

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    This is a picture of the current pull down stairs without insulation.
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    One method of insulating the pull down stairs is covering the attic access with a insulated cover.

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    This is a pull down stairs with insulation added.
    		  
    79) NOTE TO CLIENT; THIS MAY NOT HAVE BEEN A BUILDING STANDARD WHEN HOUSE WAS CONSTRUCTED

    One or more electric receptacles that serve counter top surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve counter top surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breakers as needed.

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    This method can be used to save money and attain GFCI protection with one GFCI tie to all outlet within 6 feet of a sink in one area. There are some physical limitation that limit this approach. Recommend consulting a qualified contractor before making any modifications.
    		  
    80) 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.

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    81) NOTE TO CLIENT, THIS MAY NOT HAVE BEEN A STANDARD BUILDING PRACTICE WHEN HOUSE WAS CONSTRUCTED
    The siding on one or more exterior walls above lower roof sections is in contact with or has less than a one inch gap between it and the roof surface below. A gap of at least one inch is recommended so water isn't wicked up into the siding from the shingles below, and also to provide room for additional layers of roofing materials when the current roof surface fails. Recommend having a qualified contractor make repairs as necessary, such as trimming siding, so at least a one inch gap exists between the siding and the roofing below where necessary.
    82) 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.

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    Roof Return to table of contents
    Roof inspection method: Viewed from ground with binoculars
    Roof type: Gable, Hipped
    Roof covering: Asphalt or fiberglass composition shingles
    Estimated age of roof: 16 Years Old
    Gutter & downspout material: Aluminum
    Roof ventilation: Inadequate
    83) The siding on one or more exterior walls above lower roof sections is in contact with or has less than a one inch gap between it and the roof surface below. A gap of at least one inch is recommended so water isn't wicked up into the siding from the shingles below, and also to provide room for additional layers of roofing materials when the current roof surface fails. Recommend having a qualified contractor make repairs as necessary, such as trimming siding, so at least a one inch gap exists between the siding and the roofing below where necessary.

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    84) 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.

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    85) Trees are overhanging roof and are within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.

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    86) 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.

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    Water heater Return to table of contents
    Estimated age: 16 Years old
    Energy source: Natural gas
    Type: Tank
    Capacity (in gallons): 50
    Energy source: Natural gas
    Manufacturer: Envi-Ro-Temp
    Model: Could Not be read
    Water temperature (degrees Fahrenheit/ Celsius): 122 F / 50 C
    87) 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

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    The fix, most of the time is a simple straight tub going down from the TP valved. This also allow the home owner to know when the TP valve is failing. Note; a failing TP valve will increase the water and gas or electric utility bill.
    88) 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/
     
    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.