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Atlanta Metro Inspection

Website: http://www.inspectingatlanta.com
Email: atlantametrohomeinspection@gmail.com
Phone: (678) 792-8150
Inspector: Dan Anderson
Certification # NACHI 14072021

 

SAMPLE HOME INSPECTION REPORT

Client(s):  Sample Client
Property address:  123 ABC Rd.
Marietta, GA

Inspection date:  Wednesday, March 01, 2006

This report published on Monday, October 20, 2014 10:14:24 PM EDT



This report is the exclusive property of this inspection company and the client(s) 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 safety hazard
Major DefectCorrection likely involves a significant expense
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
Minor DefectCorrection likely involves only a minor expense
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
MonitorRecommend monitoring in the future
CommentFor your information

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
Grounds
Exterior and Foundation
Crawl Space
Roof
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Wood Destroying Organism Findings


General Information
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Report number: 20100228-1
Time started: 1:30pm
Inspection fee: $125.00
1) Safety, Major Defect, Repair/Replace - The Hot Water Service was not turned on during inspection. The Hot Water Heater was Tagged for repair from the City Inspector. Repair to the tank must be completed before operation. Water Heater issues found are : vent pipe found unsecured vent, No 1" clearance to vent going to roof, and No sediment trap / drip leg in gas line to appliance. The inspector was unable to test the Hot Water Heater. Full evaluation and repair is required by a qualified contractor before operation.

Water Lines were found leaking in crawlspace. Full evaluation and repair is required by a qualified contractor.

Master Bathroom sink faucet was leaking. Hot water faucet knob will not turn off. Cold water faucet knob does not work. Repair / replacement is recommended.

Shut off Valve was broken off the cold water line to the sink in the master bathroom. Repair is required.
Photo
Photo 1-1
Water heater tagged from the city inspector. Repairs must be completed before operation.

2) Safety, Major Defect, Repair/Replace - Flooring joists found to be rotted and sagging. A full evaluation and repair is recommended by a qualified contractor.

Jacks found supporting floor joist in crawlspace. A full evaluation and repair is recommended by a qualified contractor.

2 x 8 boards found wedged between crawlspace ground and flooring joist, in an effort to support sagging floor joists. A full evaluation and repair is recommended by a qualified contractor.
Photo
Photo 2-1
Crumbled block. Jacks helping to hold up the floor. Jack that once was helping hold up the floor tipped over.
Photo
Photo 2-2
Photo
Photo 2-3
Rotten and broken floor Joist
Photo
Photo 2-4
Jack holding up floor. Evidence of wood destroying microorganism growth on floor joist.

3) Safety, Comment - Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC
4) Repair/Replace - Evidence of rodent infestation was found in the form of feces, dead rodents in the basement. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.reporthost.com/?SEALUP
http://www.reporthost.com/?TRAPUP
http://www.reporthost.com/?CLEANUP
5) Repair/Maintain, Evaluate - Microbial growths were found at one or more locations in the crawl space. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit:
http://www.reporthost.com/?MOLDCDC
http://www.reporthost.com/?MOLDEPA
Photo
Photo 5-1
Signs of microorganisms on flooring and floor joist.

6) Comment - The client should be aware that prior to 1976, factory-built homes in America were built only according to voluntary standards. Because this building was built prior to 1976, it may be significantly substandard in safety, efficiency, quality, durability, etc. Factory-built homes since 1976 have been required to comply with federal construction and safety standards (the HUD Code). This code is administered by the U.S. Department of Housing and Urban Development (HUD), and standardizes design, construction, energy efficiency, fire resistance, transportability, strength, and durability. It also mandates performance standards for the electrical, plumbing, air conditioning, thermal, and heating systems.
Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Moderate slope
Condition of driveway: Near, at or beyond service life
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior stair material: Concrete
7) Safety, Repair/Maintain - Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the driveway, For safety reasons, recommend that a qualified contractor repair as necessary.
8) Safety, Repair/Maintain - Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.
9) Repair/Replace, Evaluate - Sidewalk(s) and/or patios were undermined in one or more areas, where soil has eroded out from beneath the sidewalk/patio. Significant damage has occurred, where one or more sidewalk and/or patio sections need replacing. Recommend that a qualified contractor replace or repair sections as necessary.
10) Repair/Maintain - Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.
11) Repair/Maintain - Cracks, holes, settlement, heaving and/or deterioration were found in sidewalks and/or patios. Recommend that qualified contractor repair as necessary.
12) Maintain - Vegetation was overgrown around equipment for one or more utilities such as gas or electric meters. Vegetation should be pruned or removed as necessary to allow unobstructed access.
Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame, Brick
Wall covering: Wood, Solid brick (not veneer)
Apparent foundation type: Crawl space
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
13) Safety, Repair/Replace - Exposed interior wiring observed at the exterior.

Repair / Replacement recommended by a qualified contractor.
Photo
Photo 13-1
Missing and broken trim. Unprotected Interior wiring on exterior of house.

14) Repair/Replace - sections of siding and/or trim were deteriorated. Recommend that a qualified person repair, replace or install siding or trim as necessary.
Photo
Photo 14-1
Damaged fascia, trim and soffet.

15) Repair/Replace - Fungal rot was found at one or more soffits, fascia, gable ends, rafter tails, exposed beams. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
16) Repair/Replace - One or more precast concrete pier blocks were used to support posts or beams, and no poured-in-place concrete footing was visible below. Pier blocks resting directly on soil are prone to settlement. Recommend that a qualified contractor evaluate and repair as necessary and per standard building practices. For example, by pouring concrete footings below.
17) Repair/Maintain - One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.
Photo
Photo 17-1
Hole in soffet from rot and water damage.
Photo
Photo 17-2
Copper pipe to exterior water spigot. Open hole into wall. Unsecured water spigot.

18) Repair/Maintain - One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
Photo
Photo 18-1
settlement crack in foundation blocks.

19) Repair/Maintain - One or more holes or gaps were found in the foundation. Vermin may enter the building substructure as a result. Recommend that a qualified person repair as necessary.
20) Maintain - Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
Photo
Photo 20-1
Rotten wood at gable ends. Vegetation against house.

21) Maintain - The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture.Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
22) Maintain - Caulk was missing, deteriorated in some areas. For example, around windows, at siding-trim junctions. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/?CAULK
Crawl Space
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.

The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Partially traversed, Loose hanging electrical wiring and collapsing floor joists prevented the inspector from performing a close up inspection to the back 1/4 of the structure. Inspection of the back 1/4 of the structure was performed to the best of the ability through the use of binoculars.
Pier or support post material: Concrete block
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
Insulation material underneath floor above: None visible
Condition of vapor barrier: Required repairs, replacement and/or evaluation (see comments below)
Vapor barrier present: Many area's with missing, torn and damaged sections of 6mil plastic sheeting.
Condition of crawl space ventilation: Required repairs, replacement and/or evaluation (see comments below)
Ventilation type: with vents
23) Safety, Major Defect, Repair/Replace, Evaluate - Floor joist were found with severe rot, damage and sagging.

Further evaluation and repair from a qualified contractor is required.
Photo
Photo 23-1
Floor joist rot. Rotted all the way through the board.
Photo
Photo 23-2
Rotten and crumbling wood joists. Flooring joist has completely broken and is hanging loose. This joist is providing no support to the flooring above.

24) Safety, Major Defect, Repair/Replace, Evaluate - Jacks were found bracing up flooring and flooring joists.
2 x 8 boards have been wedged between the dirt floor below and the sagging floor joist.

Further evaluation and repair from a qualified contractor is required.

Complete collapse of the floor is possible if left unrepaired.
Photo
Photo 24-1
Standing water in crawl space. Floor joist rot. Boards used to brace floor above. (heavily leaning). Broken / crumbled concrete block. Jacks used to help secure rotten floor joists. One of the jacks once used to help support the crumbling joist, has fallen over and laying on the floor. Alot of wood rot and water damage. Standing water and water stain shown.

25) Safety, Major Defect, Repair/Maintain, Evaluate - Structural Concern

One or more support piers were observed not to be in contact with flooring system components.

Further evaluation and repair is recommended by a Structural Engineer.
Photo
Photo 25-1
Pier not touching the flooring system.
Photo
Photo 25-2
Pier not touching the flooring system.

26) Safety, Major Defect, Evaluate - Fungal rot was found at one or more joists, sections of floor sheathing. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.
27) Safety, Repair/Maintain - Service Conductors (electrical wiring) was observed unsecured and loosely hanging throughout the crawl space.

Loose hanging conductors along with the sagging / collapsing floor prevented inspection to the back 1/4 of the crawl space / structure. Inspection to the back 1/4 of the crawl space was carefully done to the best of my visual ability using binoculars.

Repair is recommended by a qualified contractor.
Photo
Photo 27-1
loose electrical wires. blocking way to back of crawl space

28) Repair/Replace, Evaluate - Standing water was found at one or more locations in the crawl space. Water from crawl spaces can evaporate and enter the structure above causing high levels of moisture in the structure. This is a conducive condition for wood-destroying organisms. While a minor amount of seasonal water is commonly found in crawl spaces, significant amounts should not be present.

Rain runoff is the most common cause of wet crawl spaces, but water can come from other sources such as groundwater or underground springs. Recommend that a qualified person correct any issues related to outside perimeter grading and/or roof drainage (see any other comments about this in this report). If standing water persists, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typically such repairs include:
29) Repair/Replace, Evaluate - Leaking water pipe was observed in crawl space.

Standing water observed.

Further evaluation and repair is recommended by a qualified contractor.
Photo
Photo 29-1
Leaking water pipe.

30) Repair/Replace - Evidence of rodent infestation was found in the form of feces, live and dead rodents in the crawl space. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.reporthost.com/?SEALUP
http://www.reporthost.com/?TRAPUP
http://www.reporthost.com/?CLEANUP
31) Repair/Replace - One or more outdoor crawl space access hatches or doors were missing, damaged, deteriorated or substandard. Water and/or vermin can enter the crawl space. Recommend that a qualified person replace, install or repair hatches or doors where necessary.
Photo
Photo 31-1
Door used to seal crawl space has been broken off and laying in the yard. Wood and other debris visible in crawl space.

32) Repair/Replace - One or more support posts were not positively secured to the beam above. While this is common in older homes, current standards require positive connections between support posts and beams above for earthquake reinforcement. Recommend that a qualified contractor repair per standard building practices. For example, by installing metal plates, plywood gussets or dimensional lumber connecting posts and beams.
33) Repair/Replace - No insulation was installed under the floor above the crawl space. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.
Photo
Photo 33-1
No insulation
Photo
Photo 33-2
No Insulation

34) Repair/Maintain, Evaluate - Multiple heat ducts were observed unattached and laying on the crawlspace floor.

The unattached heat ducts leave an open hole through the flooring, providing easy access for rodents in the crawl space to enter the inside of the house.

Further evaluation, repair and attachment of the heat duct is recommended by a professional HVAC contractor.
Photo
Photo 34-1
Heating and Air Vent Duct has become unattached and is laying on the floor of the crawl space.
Photo
Photo 34-2
Unconnected Heat duct loose on floor of crawl space

35) Repair/Maintain, Comment - One or more crawl space vents were intentionally blocked (e.g. removable panels, rigid foam). This restricts ventilation in the crawl space and can result in increased levels of moisture inside. This is a conducive condition for wood-destroying organisms. Such vents should be left open at all times except during severe freezing weather.

Removal and repair of vent screen is recommended.
36) Repair/Maintain - One or more indoor crawl space access hatches or doors were not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency and to prevent dust or odor-laden air from the crawl space entering living spaces.

Crawl space access door missing. Weatherstripping and insulation is recommended with the replacement of missing door.
37) Repair/Maintain - The vapor barrier in many areas of the crawl space was missing. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified person replace or repair the vapor barrier where necessary and per standard building practices.
38) Repair/Maintain - The screens for one or more crawl space vents were missing, damaged. Vermin or pets can enter the crawl space and nest, die and/or leave feces and urine. Vermin often damage under-floor insulation too. Recommend that a qualified person install or replace screens where necessary using 1/8-inch to 1/4-inch wire mesh.
Photo
Photo 38-1
Broken screen to crawl space.

39) Minor Defect - Cellulose material such as scrap wood was found in the crawl space. This is a conducive condition for wood-destroying organisms. Recommend removing all cellulose-based debris or stored items.

Broken Glass, sheet metal and other miscellaneous items have been found scattered around the crawl space.
40) Comment - Old cast iron drain pipe protruding into crawl space.
Pipe is no longer attached to any drain piping in the crawl space, however it looks to still be attached someone in the interior wall or floor structure above.

Further investigation was unable to locate the pipe in the structure.
It is possible the has been hidden behind or below a cabinet, in wall or other area unobservable with a visual inspection.

A open pipe in the crawl space provides an opening for rodents and insects into the interior structure. It is also possible that an unsuspecting person may find / locate the drain pipe, reattaching a drain to it in the future while remodeling or replacing an appliance, not knowing the drain is not connected to anything in the crawl space.

Removal of the pipe is recommended.
Photo
Photo 40-1
iron drain pipe going through the floor. Not connected to anything

Roof
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Viewed from ground with binoculars
Condition of roof surface material: Appeared serviceable
Roof surface material: Metal panel
Roof type: Gable
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
41) Safety, Repair/Replace - Fascia boards found pulling away from structure in many area's.

In several area's the fascia boards are pulled away from the structure by more than 1".

Repair / Replace recommended.
Photo
Photo 41-1
Rotted roof beams. Fascia pulling away from structure.
Photo
Photo 41-2
Water damage shown on damaged soffet. Gutter pulling away from fascia.

42) Repair/Replace - Fungal rot or significant water damage was found at one or more roof areas at rafter tails, fascia boards, soffits. Recommend that a qualified contractor repair as necessary. For example, by replacing all rotten wood, priming and painting new wood and installing flashing.
Photo
Photo 42-1
Wood rot on fascia, soffet and trim.

43) Repair/Replace - One or more gutters had a substandard slope so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when debris such as leaves or needles has accumulated in them. Rainwater can come in contact with the building exterior or accumulate around the foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary. For example, by correcting the slope in gutters or installing additional downspouts and extensions.
44) Repair/Replace - Extensions such as splash blocks or drain pipes for one or more downspouts were missing. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
Photo
Photo 44-1
Downspout not properly draining away from foundation.
Photo
Photo 44-2
Down spout not properly draining away from foundation.

45) Repair/Replace - Severe rot observed.

Fist sized hole observed in beams. Several area's of rot observed in facial and soffit.

Repair and replacement recommended.
46) Repair/Maintain - One or more gutters were loose, damaged. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.

Nails observed loose and pulling away from the structure.
Bent and damaged gutters observed.
47) Maintain - Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
48) Maintain - Significant amounts of debris such as leaves, needles, seeds, etc. have accumulated on the roof surface. Water may not flow easily off the roof, and can enter gaps in the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend cleaning debris from the roof surface now and as necessary in the future.
49) Monitor - Stains were found on one or more gutters that indicate past leaks have occurred. However, the inspector was unable to verify that the gutters do or don't leak because of lack of recent rainfall. Monitor the gutters in the future while it's raining to determine if gutters leak. If they do, then recommend that a qualified person repair as necessary to prevent water from coming in contact with the building or accumulating around the building foundation.
50) Monitor - Stains were found at the front of one or more gutters and indicate that the gutters have overflowed. If they have overflowed, it's usually due to debris clogging gutters or downspouts. The inspector was unable to verify that the gutters and downspouts drained adequately due to lack of recent, significant rainfall. Monitor the roof drainage system in the future while it's raining to determine if problems exist. Then if necessary, recommend that a qualified person clean, repair or replace gutters, downspouts and/or extensions.
Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Carport
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Wood
51) Safety, Repair/Maintain - Weatherstripping around or at the base of the door between the garage and the house was damaged. House to garage doors should prevent fire and fumes from spreading from the garage to the house. Weatherstripping should form a seal around this door. This is a potential safety hazard. Recommend that a qualified person replace or install weatherstripping as necessary.
52) Repair/Maintain - Metal Support Post rusted through near concrete, creating an approx. 2" x 2" hole in the post.

Repair / Replacement is recommended.
Photo
Photo 52-1
Rust hole in metal support post

53) Comment - Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, 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, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Fuses
Service entrance conductor material: Stranded aluminum
System ground: Not determined, not readily apparent
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Hallway
Location of sub-panel #C: Hallway
Location of main disconnect: Breaker at top of main service panel
Branch circuit wiring type: Non-metallic sheathed
Ground fault circuit interrupter (GFCI) protection present: No
Arc fault circuit interrupter (AFCI) protection present: No
54) Safety, Repair/Replace, Evaluate - Panel(s) # used screw-in fuses for the over-current protection devices. Fuses are prone to tampering and over-fusing, which can damage wiring and cause fire hazards. Insurance companies may deny coverage for homes with fused panels. Modern panels use circuit breakers for over-current protection devices, which can be reset easily after tripping rather than needing to replace fuses. Modern panels also offer more flexibility for new, safer protective technologies like ground fault circuit interrupters (GFCls) and arc fault circuit interrupters (AFCls). Consult with a qualified electrician about replacement options for fused panels, and about other system upgrades as necessary.
55) Safety, Repair/Replace, Evaluate - Substandard wiring was found at the building exterior, crawl space, interior rooms. For example, loose wiring, exposed splices, missing or broken cover plates, loose or substandard conduit. This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.
Photo
Photo 55-1
Open exterior electrical box. Romex wire used on exterior of house.

56) Safety, Repair/Replace, Evaluate - One or more receptacles (outlets) were scorched. The wiring for these receptacles may be damaged due to overheating. Recommend that a qualified electrician replace such receptacles, evaluate related wiring and repair if necessary.
57) Safety, Repair/Replace, Evaluate - One or more electric receptacles (outlets) at the kitchen, bathroom(s), crawl space had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:For more information, visit:
http://www.reporthost.com/?GFCI
Photo
Photo 57-1
NO GFCI in crawl space

58) Safety, Repair/Replace - Non-metallic sheathed wiring was loose, unsupported, or inadequately supported at one or more locations. Such wiring should be trimmed to length if necessary and attached to runners or to solid backing with fasteners at intervals of 4 1/2 feet or less. Fasteners should be installed within 12 inches of all enclosures. Recommend that a qualified electrician repair per standard building practices.
59) Safety, Repair/Replace - Wire splices were exposed and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
Photo
Photo 59-1
Unprotected, unsecured wire in kitchen cabinet. No junction box for the splice. Wire is hanging loose in the kitchen cabinet. Improper splice.

60) Safety, Repair/Replace - One or more receptacles (outlets) were broken or damaged. This is a potential shock or fire hazard. Recommend that a qualified electrician replace such receptacles as necessary.
61) Safety, Repair/Replace - One or more receptacles (outlets) were worn. Worn receptacles can work intermittently or when the plug is wiggled. They can overheat or arc and spark due to loose connections. This is a potential fire hazard. Recommend that a qualified electrician replace such receptacles as necessary.
62) Safety, Repair/Replace - One or more electric receptacles (outlets) and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
63) Safety, Repair/Replace - One or more electric receptacles (outlets) were incorrectly wired with "false grounds" where the receptacle's ground screw is connected to the neutral or white wire in the circuit. Such receptacles may appear to be grounded when they aren't. This is a shock hazard, and can damage equipment plugged into such receptacles. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?FLSGRND
64) Safety, Repair/Replace - One or more modern, 3-slot electric receptacles (outlets) were found with an open ground. Three-slot receptacles should have a hot, a neutral and a ground wire connected. Homeowners often install new 3-slot receptacles on older, 2-wire circuits that only have hot and neutral wires. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Where the electric system was installed prior to when grounded circuits were required (1960s), it is permissible to replace 3-slot receptacles with 2-slot receptacles to prevent appliances that require a ground from being plugged in to an ungrounded circuit. However, the client should be aware of this limitation when planning use for various rooms, such as an office. For newer electric systems, circuits should be repaired so grounded, 3-wire cables provide power to 3-slot receptacles. Recommend that a qualified electrician repair per standard building practices.
65) Safety, Repair/Replace - One or more modern, 3-slot electric receptacles (outlets) were found with an open ground. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a qualified electrician repair as necessary so all receptacles are grounded per standard building practices.
66) Safety, Repair/Replace - One or more electric receptacles (outlets) had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?RPR
67) Safety, Repair/Replace - One or more electric receptacles (outlets) were incorrectly wired with an open neutral. Recommend that a qualified electrician repair as necessary.
68) Safety, Repair/Replace - The light fixture in one or more long hallways was controlled by a single switch at one end. This is a safety hazard due to inadequate lighting. The light should be controlled by 3-way switches at each end of the hallway so it can be easily operated at both ends. Recommend that a qualified electrician repair per standard building practices.
69) Safety, Repair/Replace - One or more conduits or conduit fittings installed outside were not rated for exterior use. This is a potential shock and fire hazard. Recommend that a qualified electrician repair per standard building practices.
70) Safety, Repair/Replace - One or more cover plates installed outside were missing components. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.
71) Safety, Repair/Replace - One or more sections of outdoor wiring were exposed and not rated for exterior use. This is a potential shock hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing conduit, re-routing wires or replacing wiring.
72) Safety, Repair/Maintain - One or more wires inside panel(s) # were loose, and were not terminated. This poses a safety hazard for shock and/or fire. Recommend that a qualified electrician remove any abandoned wiring or repair as necessary. For example, by trimming wires to length and installing wire nuts.
Photo
Photo 72-1
open wires in the fuse box.
Photo
Photo 72-2
Open wires in the fuse box.

73) Safety, Repair/Maintain - One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
74) Safety, Repair/Maintain - No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.reporthost.com/?COALRM
75) Safety, Evaluate - Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring.

It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware of this safety hazard, both for existing fixtures and when planning to upgrade with newer fixtures. Consult with a qualified electrician for repairs as necessary.
76) Safety, Comment - The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM
http://www.reporthost.com/?COALRM
77) Repair/Replace, Evaluate - One or more electric receptacles (outlets) appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
78) Repair/Replace - One or more receptacles (outlets) have been painted, and slots were clogged with paint. Recommend that a qualified electrician replace such receptacles as necessary.
79) Repair/Replace - One or more globes or covers for light fixtures were missing or damaged. Recommend replacing as necessary to avoid exposed bulbs. With closet lighting or where flammable stored objects are near light fixtures, missing or broken covers can be a fire hazard.
80) Maintain - The service drop wires were in contact with trees or vegetation. This can result in damage to wiring insulation or broken wires during high winds. Recommend pruning trees or vegetation as necessary. The utility company may prune trees at no charge.
Photo
Photo 80-1
Tree branches growing into the electrical service lines.
Photo
Photo 80-2
Electrical service wires touching tree branches. Branches should be cut back 5ft from electrical service conductors.

81) Evaluate - The electric service to this property appeared to be rated at substantially less than 200 amps and may be inadequate. Depending on the client's needs, recommend consulting with a qualified electrician about upgrading to a 200 amp service. Note that the electric service's rating is based on the lowest rating for the meter base, the service conductors, the main service panel and the main disconnect switch. One or more of these components may need replacing to upgrade.
82) Evaluate - Bulbs in one or more light fixtures were missing or broken. These light fixtures couldn't be fully evaluated. If replacement bulbs are inoperable, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression 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 determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Condition of supply lines: Required repair, replacement and/or evaluation (see comments below)
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic, Lead
Condition of waste lines: Appeared serviceable
Vent pipe condition: Appeared serviceable
Visible fuel storage systems: Above ground
Location of main fuel shut-off valve: At gas meter
83) Safety, Comment - Copper water supply pipes were installed. Copper pipes installed prior to the late 1980s may be joined with solder that contains lead, which is a known health hazard especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained approximately 50% lead. The client should be aware of this, especially if children will be using this water supply system. Note that the inspector does not test for toxic materials such as lead. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions include:For more information visit:
http://www.reporthost.com/?LEADDW
http://www.reporthost.com/?LEAD
84) Repair/Replace, Evaluate, Monitor - Stains were found in one or more sections of drain lines, but no active leaks were found near the stains. This may indicate that past leaks have occurred. Consult with the property owner about this, and either monitor these areas in the future for leaks or have a qualified plumber evaluate and repair as necessary.
85) Repair/Replace, Evaluate - One or more leaks were found in water supply pipes or fittings. A qualified plumber should evaluate and repair as necessary.
86) Repair/Replace - The copper water service pipe was embedded in concrete or masonry where it was routed through the foundation, and no protection from damage due to thermal expansion was visible. Copper pipes embedded in concrete or masonry should be wrapped with an approved tape or installed through a sleeve for abrasion protection. Recommend that a qualified contractor repair per standard building practices.
87) Repair/Replace - One or more water shut-off valves were inoperable. Recommend that a qualified plumber replace or repair as necessary.
Photo
Photo 87-1
water shut off handle broken off.

88) Repair/Replace - The handles at one or more water shut-off valves were missing, broken. Recommend that a qualified person repair or replace as necessary.
89) Repair/Replace - Insulation for one or more water supply pipes in the crawl space was missing. Recommend replacing or installing insulation on pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.
90) Repair/Replace - No sediment trap was installed in the gas supply line at the water heater. Sediment traps prevent damage to gas-fired appliances by trapping oil, scale, water condensation and/or debris. Recommend that a qualified contractor install a sediment trap per standard building practices.
91) Evaluate - The inspector did not determine the location of the main water shut-off valve, or verify that a readily accessible shut-off valve in the building exists. Recommend consulting with the property owner to determine if a main shut-off valve exists, locating it yourself, or that a qualified plumber find it if necessary. If no readily accessible main shut-off valve is found in the building, then recommend that a qualified plumber install one so the water supply can be quickly turned off in the event of an emergency, such as when a supply pipe bursts.
Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. 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 or a shut-off valve to be operated.
Type: Tank
Energy source: Natural gas
Temperature-pressure relief valve installed: Yes
Location of water heater: Laundry room
Hot water temperature tested: No
Condition of burners: Not determined (inaccessible, obscured, or gas service off)
Condition of venting system: Required repair, replacement and/or evaluation (see comments below)
92) Safety, Repair/Replace - One or more sections of the temperature-pressure relief valve drain line were sloped upwards. This is a potential safety hazard due to the risk of explosion. Water and/or minerals can accumulate in the drain line after periodic discharges and impair the operation of the valve. Also, mineral deposits from accumulated water can accumulate on the valve and impair its operation. A qualified plumber should repair per standard building practices, and so the drain line doesn't slope upwards. For more information, visit:
http://www.reporthost.com/?TPRVALVE
93) Safety, Repair/Maintain - Exhaust vent not fully attached or secured.
Carbon Monoxide poisoning from fumes leaking into the structure can be fatal.

Repair Required.
Photo
Photo 93-1
Water heater vent pipe unconnected and unsecured.

94) Safety, Repair/Maintain - No Sediment Trap / Drip leg located in the gas line to the appliance.


Repair required.
95) Safety, Comment - The Hot Water Heater has been tagged by the city inspector and unable to be operated until repairs are made.
96) Repair/Maintain, Evaluate, Comment - The water heater's local gas shut-off was off, pilot light was off. The water heater and hot water supply system (e.g. faucets, controls) were not fully evaluated because of this. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the water heater is operable. Note that per the standards of practice for various professional home inspection organizations, the inspector does not operate shut-off valves, pilot lights or over-current protection devices, or any controls other than "normal controls."

Water Heater has been tagged by the city inspector for:
No Sediment trap / Drip leg
No 1" clearance to vent going to the roof
Unsecured Vent

Repair is required before operation.
97) Evaluate, Comment - The estimated useful life for most water heaters is 8-12 years. The inspector was unable to determine the age of the water heater due to the manufacturer's label being obscured, no serial number being visible, or the serial number not clearly indicating the age. The client should be aware that this water heater may be near, at or beyond its useful life and may need replacing at any time. Recommend attempting to determine the water heater's age.

If found to be near, at or beyond its useful lifespan, recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater does fail. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
Heating, Ventilation and Air Condition (HVAC)
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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 or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 15yrs
Location of forced air furnace: Crawl space
Forced air system capacity in BTUs or kilowatts: 56000 BTU
Condition of furnace filters: Required replacementReplaced last 7-7-2012
Location for forced air filter(s): At top of air handler
Condition of forced air ducts and registers: Required repair, replacement and/or evaluation (see comments below)
Condition of cooling system and/or heat pump: Appeared serviceable
Condition of controls: Appeared serviceable
98) Safety, Evaluate - Because of the age and/or condition of the forced air furnace, recommend that a qualified HVAC contractor inspect the heat exchanger and perform a carbon monoxide test when it's serviced. Note that these tests are beyond the scope of a standard home inspection.
99) Repair/Replace, Evaluate - One or more "livable" rooms had no visible source of heat. Examples of livable rooms include bedrooms, kitchens and living/dining rooms, NOT hallways, closets or bathrooms. Livable rooms without heat (e.g. heat register, radiator, baseboard or wall heater) can be uncomfortable and have high levels of moisture. Depending on the client's needs, recommend consulting with a qualified heating contractor to determine options for modifying or improving the heating system per standard building practices.
100) Repair/Replace, Evaluate - One or more heating or cooling ducts were lying on the ground. Ducts should be supported (typically with straps or hangers) so that they are not in contact with the ground and subject to damage from moisture. Recommend that a qualified HVAC contractor evaluate and make repairs as necessary so ducts are suspended per standard building practices and are not in contact with the ground.
101) Repair/Replace, Evaluate - One or more heating or cooling air supply registers had a weak air flow, or no apparent flow. This may result in an inadequate air supply. Recommend asking the property owner about this. Adjustable damper(s) in ducts may exist and be reducing the flow. If dampers exist, then they should be opened to attempt to improve the air flow. If the property owner is unaware of such dampers, or if adjusting dampers does not improve the air flow, then recommend that a qualified HVAC contractor evaluate and repair or make modifications as necessary.
102) Repair/Replace - One or more heating or cooling ducts have come apart, or had significant gaps at junctions. This can result in reduced energy efficiency and increased moisture in surrounding spaces. Recommend that a qualified HVAC contractor make permanent repairs as necessary. For example, by securely supporting ducts and installing approved tape or mastic at seams.
Photo
Photo 102-1
Hole in heat duct
Photo
Photo 102-2
hole in duct. Air blowing out.

103) Repair/Replace - One or more heating or cooling ducts were crushed, kinked, damaged. This can result in reduced energy efficiency. Recommend that qualified HVAC contractor repair or replace ducts or components as necessary.
Photo
Photo 103-1
Damaged heat duct

104) Repair/Replace - One or more hangers supporting metal heating or cooling ducts were missing, broken, substandard. This can result in loose or disconnected ducts, reduced energy efficiency, or increased moisture in unconditioned spaces. Normally, metal ducts require support every 3-6 feet. Recommend that a qualified person make permanent repairs per standard building practices.
105) Repair/Maintain, Evaluate - The last service date of the forced air heating/cooling system appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.
106) Repair/Maintain - One or more heating or cooling air supply registers were missing. The air flow cannot be controlled as a result. Recommend installing registers where missing.
107) Maintain - Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
108) Evaluate, Comment - The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. The inspector was unable to determine the age of this unit. Be aware that it may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the age (ask property owner or service technician), and budgeting for a replacement if necessary.
109) Comment - The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be near this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
Fireplaces, Stoves, Chimneys and Flues
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; 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. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Near, at or beyond service life
Condition of dishwasher: Not determined
Condition of range, cooktop or oven: Not determined
Range, cooktop or oven type: Natural gas
Type of ventilation: Wall or ceiling mounted fan
Condition of refrigerator: Not determined
110) Safety, Repair/Replace - Electrical wiring for the under-sink food disposal was substandard. Non-metallic sheathed wiring was exposed and subject to damage. The wiring can be damaged by repeated bending or contact with sharp objects. BX-armored conduit should be installed to protect wiring, or a flexible appliance cable should be installed. This is a potential shock hazard. Recommend that a qualified contractor repair per standard building practices.
Photo
Photo 110-1
Unprotected, loose hanging wires in kitchen cabinets.

111) Safety, Repair/Replace - One or more bushings were missing for the under-sink food disposal's electric wiring. Insulation on the wiring can get damaged where wires are routed through holes in the under-sink food disposal's metal housing. This is a potential shock hazard. Recommend that a qualified electrician install bushings where missing and per standard building practices.
112) Safety, Repair/Maintain, Evaluate - Unprotected wiring observed unsecured (hanging loose) in cabinets.
Conductor spliced outside of enclosure and near cabinet door opening.

Repair from a qualified professional is highly recommended.
113) Repair/Replace - The under-sink food disposal was inoperable. Recommend that a qualified contractor repair or replace as necessary.
114) Repair/Replace - The cooktop exhaust fan was inoperable. Recommend that a qualified person repair or replace as necessary.
115) Repair/Maintain, Minor Defect - Cabinet hardware such as hinges, latches, closers, magnets or pulls were loose, missing or damaged at one or more cabinet drawers, doors or turntables. Recommend that a qualified person repair as necessary.
116) Repair/Maintain - One or more cabinets were loose, or were secured with too few or substandard fasteners. An adequate number of appropriate fasteners should be used. For wall-hung cabinets, inadequate fasteners can pose a safety hazard if cabinets fall. Recommend that a qualified person repair as necessary.
117) Repair/Maintain - One or more cabinet drawers were difficult to open or close. Recommend that a qualified person repair as necessary.
Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; 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: Full bath
Location #B: Full bath, Master bath
Condition of counters: Appeared serviceable
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)In need of Major Repair!
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Appeared serviceable, Not determined (water supply off, obscured by stored items, etc.)Shower was not inspected in Master Bath, do to safety issue with floor.
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Bathroom and laundry ventilation type: Windows, Spot exhaust fans
118) Safety, Major Defect, Repair/Replace - The floor, wall by the bathtub at location(s) #A, B was water-damaged. Recommend that a qualified person repair as necessary.

FLOOR SAGGING. FLOORING JOISTS ARE SEVERELY ROTTED AND COLLAPSING!
Jacks were installed in the crawl space in an attempt to keep the floor from collapsing.
Full Inspection and Repair is Required.
119) Safety, Major Defect, Repair/Replace - Floor joists in both bathrooms are severely rotted and collapsing.

Additional Evaluation and Repair is Highly recommended by a qualified professional.
120) Repair/Replace, Evaluate - The toilet at location(s) #A was loose where it attached to the floor. Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

board was wedged between the flooring and toilet to reduce the amount of movement.
Photo
Photo 120-1
board used to brace the toilet.

121) Repair/Replace - One or more cabinets, drawers and/or cabinet doors at location(s) #A were damaged or deteriorated. Recommend that a qualified person repair or replace as necessary.

Open access to wall inside cabinet.
122) Repair/Replace - Water damage was found in shelving or cabinet components below one or more sinks at location(s) #A. Recommend that a qualified contractor repair as necessary after any plumbing leaks have been repaired. If moisture is present then concealed areas should be dried thoroughly.
123) Repair/Replace - The sink at location(s) #B was damaged or significantly deteriorated. Recommend that a qualified contractor replace the sink.
124) Repair/Replace - One or more handles for sink water shut-off valves at location(s) #B were missing, damaged. Recommend that a qualified person repair or replace as necessary.
125) Repair/Replace - The bathtub surround at location(s) #A, B was deteriorated, damaged or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor replace or repair the surround as necessary.
126) Repair/Replace - The exhaust fan at location(s) #A, B was inoperable. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.
127) Repair/Maintain - Gaps, no caulk, or substandard caulking were found between countertops and backsplashes at location(s) #. Water can penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing or replacing caulk.
128) Repair/Maintain - Tile, stone and/or grout in the flooring at location(s) #A was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the sub-floor as a result. Recommend that a qualified contractor repair as necessary.
129) Repair/Maintain - The sink faucet at location(s) #B was dripping. Recommend that a qualified person repair as necessary.
130) Repair/Maintain - Caulk around the base of the toilet at location(s) #A, B was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
131) Repair/Maintain - Gaps, no caulk, or substandard caulking were found between the bathtub and the floor, walls at location(s) #A. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
132) Repair/Maintain - Tile and/or grout in the bathtub surround at location(s) #B was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor repair as necessary.
133) Repair/Maintain - The floor, wall by the shower at location(s) #A, B was water-damaged. Recommend that a qualified person repair as necessary.

Major water damage observed, especially in flooring.
134) Evaluate - Stains were found in the shelving or cabinets below the sink at location(s) #A. Plumbing leaks may have occurred in the past. Consult with the property owner about this, and if necessary that a qualified person evaluate and repair.
Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues 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, drawer, cabinet door or closet door 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 and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Wood
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Wood, Casement, Fixed
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall or plaster
Ceiling type or covering: Wood & beam
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Wood or wood products
135) Safety, Repair/Replace, Evaluate - Floors in one or more areas were sagging or springy. This can be caused by over-spanned, undersized or too few joists or beams, or too few support posts. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.
136) Safety, Repair/Replace - One or more bedrooms had windows that were too high off the floor. At least one window requires adequate egress in the event of a fire or emergency to allow escape or to allow access by emergency personnel. Such windows should have a maximum sill height of 44 inches off the floor. At a minimum, keep a chair or something that serves as a ladder below the window at all times. If concerned, have a qualified contractor repair or make modifications per standard building practices. For more information, visit:
http://www.reporthost.com/?EGRESS
137) Safety, Repair/Replace - One or more bedrooms had windows that wouldn't open or were stuck shut. At least one window requires adequate egress in the event of a fire or emergency to allow escape or to allow access by emergency personnel. Recommend that a qualified contractor repair or make modifications per standard building practices. For more information, visit:
http://www.reporthost.com/?EGRESS
Photo
Photo 137-1
no crank handles on casement windows. windows painted shut.

138) Repair/Replace, Evaluate, Monitor - Stains were found in one or more ceiling areas. The inspector was unable to determine if an active leak exists (e.g. recent dry weather, inaccessible height). Recommend asking the property owner about this, monitoring the stains in the future, and/or having a qualified contractor evaluate and repair if necessary.
139) Repair/Replace, Evaluate - Floors in one or more areas were not level. This can be caused by foundation settlement or movement of the foundation, posts and/or beams. Significant repairs may be needed to make floors level. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.
140) Repair/Replace - One or more exterior doors / door frames were damaged or deteriorated. Recommend that a qualified person replace door(s) as necessary.
Photo
Photo 140-1
Photo
Photo 140-2
front door doesn't close all the way. Door will not shut enough to dead bolt.

141) Repair/Replace - Some exterior door hardware, including deadbolts were inoperable, missing. Recommend that a qualified person repair or replace as necessary.
142) Repair/Replace - Deadbolts on one or more exterior doors were inoperable. Recommend that a qualified person repair as necessary.
143) Repair/Replace - One or more interior doors were damaged. Recommend that a qualified person replace or repair doors as necessary.
144) Repair/Replace - One or more windows that were designed to open and close were stuck shut. Recommend that a qualified person repair windows as necessary so they open and close easily.
145) Repair/Replace - Crank handles at many windows were missing. Recommend that a qualified person replace handles or make repairs as necessary.
146) Repair/Replace - Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
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Photo 146-1
Cracked window pane fixed with tape.

147) Repair/Replace - One or more walls were damaged. Recommend that a qualified person repair as necessary.
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Photo 147-1
Hole in wall exposing wiring to fuse box.
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Photo 147-2
Hole in wall.

148) Repair/Replace - Fixtures such as clothes hanger poles were damaged. Recommend that a qualified person repair or replace as necessary.
149) Repair/Replace - Vinyl floor tiles were installed in one or more "wet" areas (e.g. kitchen, mud room, bathroom, laundry room). Spilled water can penetrate seams and damage the sub-floor. Recommend that a qualified contractor install continuous waterproof flooring in wet areas as necessary.
150) Repair/Replace - Vinyl, linoleum or marmoleum flooring in one or more areas was deteriorated, loose, curling. If in a wet area, water can damage the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.
151) Repair/Replace - Double pane window glass, replaced with storm window.
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Photo 151-1
Window pane replaced with a storm window.

152) Repair/Maintain - One or more interior doors were sticking in the door jamb and were difficult to operate. Recommend that a qualified person repair as necessary. For example, by trimming doors.
153) Repair/Maintain - Lock mechanisms on one or more windows were loose, missing. This can pose a security risk. Recommend that a qualified person repair as necessary.
154) Repair/Maintain - Wood flooring in one or more areas was significantly worn, deteriorated or damaged. Recommend that a qualified contractor refinish wood flooring as necessary.
155) Repair/Maintain - Tile, stone and/or grout in the flooring in one or more areas was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. If in a wet area, water can damage the sub-floor. Recommend that a qualified contractor repair as necessary.
156) Repair/Maintain - Many of the windows and doors require reglazing around the window panes.

Repair recommended.
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Photo 156-1
Windows need to be reglazing
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Photo 156-2
Window glaze cracked, broken and missing.

157) Repair/Maintain - Wood rot and/or damaged observed around windows.
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Photo 157-1
Wood damage at window

158) Maintain - Recommend cleaning and sealing grout in tile or stone flooring now and in the future as necessary to prevent staining and to improve waterproofing.
159) Monitor - Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
160) Comment - No window screens were installed. Windows may not provide ventilation during months when insects are active.
161) Comment - Screens were missing from many windows. These windows may not provide ventilation during months when insects are active.
Wood Destroying Organism Findings
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Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection.
Visible evidence of conditions conducive to wood-destroying organisms: Yes
Location #A: crawl space
162) Safety, Major Defect, Repair/Replace, Evaluate - Because of apparent structural damage at location(s) #A, recommend that a qualified contractor evaluate and repair as necessary. All wood significantly damaged by wood-destroying insects or fungal rot should be replaced or removed.

Photo
Photo X-1
Damage weatherstrip on front door.

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If you have any questions, comments or concerns please do not hesitate to give a call or send an email.

Sincerely
Dan Anderson
Atlanta Metro Inspection
678-792-8150