A-Z Home Inspections Website: http://www.albanygeorgiahomeinspections.com Email: a.z.inspector@gmail.com Phone: (229) 395-1970 FAX: (229) 395-1970 163 Stapleton Dr., Leesburg GA 31763 Inspector: Donato Mazza Condition Air II License - CN0007596

 

Property Inspection Report
Client(s):	MATT HALLMAN
Property address:	3904 EDITH DR. ALBANY, GA
Inspection date:	Friday, January 29, 2010

This report published on 1/30/2010 7:51:03 PM EST

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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:

Safety	Poses a risk of injury or death
Major Defect	Correction likely involves a significant expense
Repair/Replace	Recommend repairing or replacing
Repair/Maintain	Recommend repair and/or maintenance
Minor Defect	Correction likely involves only a minor expense
Maintain	Recommend ongoing maintenance
Evaluate	Recommend evaluation by a specialist
Monitor	Recommend monitoring in the future
Serviceable	Item or component is in servicable condition
Comment	For 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

2) Repair/Maintain - One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:

Hydraulic cement. Requires chiseling a channel in the crack to apply. See http://www.quickrete.com/catalog/HydraulicWater-StopCement.html for an example.

Resilient caulks (easy to apply). See http://www.quickrete.com/catalog/GrayConcreteRepair.html for an example.

Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.

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3) Repair/Maintain - 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.

Photo 2   TRIM BACK

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4) Monitor, Comment - SOME WOOD ROTEN ON POUCH, POSTS AND GARAGE DOOR. TILES CRACKED ON BACK POUCH.

Photo 3   WATER DAMAGE	Photo 7   WOOD MISSING / ROTTEN
Photo 15   BACK POUCH TILES CRACKED	Photo 16   BACK POUCH TILES CRACKED
Photo 17   ROTTEN WOOD

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5) Comment - Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

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6) Comment - SOME OF THE SPRINKLER SYSYEM WAS NOT WORKING, COULD NOT FIND ANY TIMER.

Photo 4   SPRINKLER SYSTEM

Roof	Return to table of contents

Roof inspection method: Viewed from ground with binoculars
Roof type: Cross-hipped
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 12
Roof ventilation: Adequate

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7) Repair/Replace, Evaluate - One or more sections of metal roofing are dented and/or damaged. A qualified roofing contractor should evaluate and replace sections and/or make repairs as necessary.

Photo 5   ROOF DENTED

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8) Maintain - Trees and/or shrubs are in contact with or are close to the roof edge(s) 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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9) - SOME OF THE VENT BOOTS IN NEED OF REPAIRING

Photo 34   NEED TO SEAL

Garage

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10) - SOME HOLES IN WALLS ON THE BACKSIDE OF WASHING AND DRYER.

Photo 9   HOLE IN WALL IN GARAGE

Attic

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Inspection method: Traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Mineral wool loose fill

Electric service

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Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed
Smoke detectors present: Yes

Water heater

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Estimated age: 12
Type: Tank
Energy source: Electricity
Capacity (in gallons): 66
Manufacturer: A.O. Smith

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11) Major Defect, Comment - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

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12) Repair/Replace, Serviceable, Comment - The water heater is installed in an unheated space. Recommend installing an insulated pad around the water heater for better energy efficiency.

Photo 8   WATER HEATER NAME PLATE

Heating and cooling

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Estimated age: 12
Primary heating system energy source: Electric
Primary heat system type: Heat pump
Primary A/C energy source: Electric
Primary Air conditioning type: Split system, Heat pump
Distribution system: Flexible ducts, Metal pipe
Manufacturer: Rheem
Filter location: Behind return air grill
Last service date: UNK

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13) Repair/Maintain, Evaluate - The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future.

Photo 6   A/C NAME PLATE

Photo 12   DIRTY FILTER

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14) Maintain - Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.

Photo 29   AIR HANDLER IN ATTIC

Photo 30   AIR HANDLER NAME PLATE

Plumbing and laundry

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Water pressure (psi): ADQ
Location of main fuel shut-off: FRONT
Water service: Public
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic

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15) Repair/Replace - No clothes dryer exhaust duct is installed. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Damage to building components may result. A rigid or semi-rigid metal exhaust duct should be installed as per standard building practices, and by a qualified contractor if necessary. For information, visit http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

Kitchen

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16) Safety, Repair/Replace, Evaluate, Serviceable, Comment - Substandard wiring was found for the under-sink food disposal. Unprotected solid-strand, non-metallic sheathed (Romex) wiring is used. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. Armored (BX) cable, or a flexible appliance cord with a plug end and electric outlet should be used. A qualified electrician should evaluate and repair as necessary.

Photo 10   WIRES EXPOSED

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17) Repair/Replace, Minor Defect, Evaluate, Serviceable, Comment - One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary. Some of the fixtures missing in some rooms.

Photo 18   MISSING LIGHT FIXTURE

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18) Repair/Replace, Comment - MICROWAVE NOT IN WORKING ORDER.

Photo 33   BAD MICRO WAVE

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19) Repair/Maintain - Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.

Photo 11   NEEDS CAULKING

Bathrooms

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20) Safety, Repair/Replace, Evaluate - One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.

Photo 24   GFCI NOT WORKING IN HALL BATH

Photo 25   GFCI NOT WORKING IN HALL BATH

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21) Safety, Minor Defect - Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.

Photo 20   NEEDS COVER UNDER JET TUB	Photo 21   NEEDS COVER UNDER JET TUB
Photo 23   COVER MISSING

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22) Safety, Serviceable, Comment - UNDER JET TUB THERE IS A AREA THAT YOU CAN SEE EARTH, SUGGEST FILLING WITH FORM OR SOME MATERIAL THAT WILL NOT LET AIR IN.

Photo 22   FULL IN HOLE UNDER TUB

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23) Repair/Maintain - Caulk is missing and/or deteriorated at one or more bathtubs. For example, where the tub base meets the floor below, where the tub surround meets the tub, and/or around the base of the tub spout. Caulk should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures.

Interior rooms

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24) Safety, Minor Defect - Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.

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25) Safety, Maintain - Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

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26) Comment - Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

Photo 13   CEILING CRACK

Photo 14   CEILING CRACK

Photo 19   NAIL COMING OUT IN CEILING	Photo 26   ATTIC
Photo 27   ATTIC	Photo 28   ATTIC
Photo 31   MANA BLOCK WATER SYSTEM	Photo 32   ELECTRICAL PANEL
Photo 35   NOT LEAKING

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Done By Don Mazza / A-Z Home Inspections