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Advanced Home Inspections, LLC


5409 Habersham St 
Savannah GA 31405-5412 
912-660-5501 
www.ahisavannah.com 
ahisavannah@gmail.com
Inspector: Brett Ratner

 

Property Inspection Report

Client(s):  Darryl & Mindy Lasky
Property address:  211 Wiley Bottom Rd
Savannah, GA 31411
Inspection date:  Friday, November 25, 2016

This report published on Friday, November 25, 2016 12:05:36 PM AST

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:
Concern typeSafetyPoses a safety hazard
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor 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
Roof
Chimneys / Fireplaces
Exterior and Foundation
Exterior Doors
Crawl Space
Garage / Carport
Attic and Roof Structure
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Heating, Ventilation and Air Condition (HVAC) 2
Kitchen
Living Room
Dining Room
Master Bedroom
Downstairs (cat) Bedroom
South Bedroom
NW Bedroom
Master Bathroom
Upstairs Guest Bathroom
Downstairs Bathroom
Laundry Facilities
Stairs / Railings


General Information
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Report number: 901
Time Started: 10:30am
Time Finished: 12:45pm
Persons Present: Client, Property Owner, Realtor
Client present for discussion at end of inspection: Yes
Weather: Dry (no rain), Sunny
Temperature during inspection: Cool
Inspection fee: 300
Payment method: Check
Type of Building: Single family
Age of Main Building: 1987
Source for Main Building Age: Municipal records or property listing
Front of building faces: East
Main entrance faces: East
Occupied: Yes, Furniture or stored items were present

1) Evidence of rodent infestation was found in the form of feces, traps and/or damaged insulation in the attic and/or 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.
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Photo 1-1
Old bait trap with some mouse feces around it
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Photo 1-2
Probably from a squirrel getting in through vent screen, but screen appears to have been replaced.

2) Many areas and items at this property were obscured by furniture. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

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.
Grading / Drainage: Level, Minor slope
Driveway: Appeared serviceable
Driveway Material: Poured in place concrete
Decks / Porches / Balconies: Appeared serviceable
Deck / Balcony Material: Wood, Concrete
Stairs / Handrails / Guardrails: Appeared serviceable
Porch / Stair Material: Wood

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.
Inspection Method: Partially traversed, Viewed from ground with binoculars, Viewed from windows
Roof type: Gable
Condition of roof surface material: Appeared serviceable
Surface Material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: Multiple
Condition of Exposed Flashings: Appeared serviceable
Gutters / Downspouts: Appeared serviceable

3) Extensions such as splash blocks or drain pipes for one or more downspouts were missing and/or substandard. 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.
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Photo 3-1
 

4) One pipe flashings was lifting. Leaks can result from windblown rain. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary to prevent leaks. For example, by nailing flashings down and sealing as necessary.
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Photo 4-1
Back, NW side of roof.
 

5) 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.
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Photo 5-1
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Photo 5-2

6) This asphalt or fiberglass composition roof surface appeared to have two or more layers of shingles. Additional layers of composition shingles typically last only 80% of their rated life, and the shingle manufacturer's warranty may be voided. The client should be aware that all layers of roofing will need to be removed when this roof surface needs replacing.

7) Just a few general roof pics....overall looks fantastic....just needs debris cleaned off.
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Photo 7-1
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Photo 7-2
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Photo 7-3
 

Chimneys / Fireplaces
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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.
Condition of Chimneys: Appeared serviceable
Condition of Gas Fireplace: Appeared serviceable
Gas Fireplace Type: Metal pre-fab fireplace
Gas-fired flue type: Direct vent
Condition of chimneys and flues: Appeared serviceable
Fireplace Type: Masonry, Metal, Gas

8) Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances may need servicing annually or every few years. Consult with the property owner and/or a qualified specialist to determine if service is needed now.

9) The gas fireplace or stove was not fully evaluated because the pilot light was off. The inspector only operates normal controls (e.g. on/off switch or thermostat) and does not light pilot lights or operate gas shut-off valves. Recommend that the client review all documentation for such gas appliances and familiarize themselves with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.
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Photo 9-1
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Photo 9-2
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Photo 9-3
 

10)   The fireplace fan knob is quite loose. Recommend having repaired.
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Photo 10-1
 

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, from a ladder
Condition of Wall Exterior Covering: Appeared serviceable
Apparent Wall Structure: Wood frame
Wall Covering: Wood, Wood fiber
Condition of Foundation: Appeared serviceable
Apparent Foundation Type: Crawl space
Foundation Material: Poured in place concrete

11) Some sections of siding and/or trim were loose. Recommend that a qualified person repair, replace or install siding or trim as necessary.
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Photo 11-1
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Photo 11-2
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Photo 11-3
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Photo 11-4
south side of house
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Photo 11-5
 

Exterior Doors
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Exterior Doors: Appeared serviceable
Door Material: Wood

12) Fungal rot was found at one or more exterior door jambs. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
**Door jamb of master bedroom porch.
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Photo 12-1
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Photo 12-2
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Photo 12-3
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Photo 12-4

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.
Inspection method: Traversed
Floor Structure Above: Appeared serviceable
Floor Structure Type: Solid wood joists
Beam Material: Solid wood
Floor Insulation: Required repairs, replacement and/or evaluation (see comments below)
Insulation Material: Fiberglass roll or batt
Ventilation: Appeared serviceable
Ventilation Type: Unconditioned space

13) There is a dead cat in the crawl space. Recommend having removed.

14) 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.
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Photo 14-1
 

15) Under-floor insulation was damaged or deteriorated in some areas, and may result in reduced energy efficiency. Recommend that a qualified person repair or replace insulation as necessary.
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Photo 15-1
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Photo 15-2

16) The screens for one or more crawl space vents were deteriorated and/or substandard. 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.
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Photo 16-1
 

Garage / 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: Attached
Condition of Door between Garage and House: Appeared serviceable
Garage Door: Required repair, replacement and/or evaluation (see comments below)
Type: Sectional
Number of Doors: 2
Condition of Automatic Opener(s): Appeared serviceable
Mechanical Auto-Reverse Operable: Yes
Floor: Appeared serviceable
Garage Interior: Appeared serviceable

17) The door between the garage and the house did not appear to be fire resistant, or the inspector was unable to verify that it was via a label. This is a potential safety hazard. House to garage doors, to prevent fire and fumes from spreading from the garage into interior living space, should be constructed of fire-resistant materials. Doors, generally considered to be suitable for the purpose, are solid core wood, steel, honeycomb steel or a door that has been factory labeled as fire rated. Recommend that a qualified contractor replace or repair the door and, at that time, make any other corrections that might be required to provide suitable fire resistance between the garage and the dwelling per standard building practices.

18) No photoelectric sensors were installed for one or more garage vehicle doors' automatic opener. These have been required on all automatic door openers since 1993 and improve safety by triggering the door's auto-reverse feature without need for the door to come in contact with the object, person or animal that is preventing the door from closing. Recommend that a qualified contractor install photoelectric sensors where missing for improved safety.
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Photo 18-1
There is one on the broken door, but not on the working door.
 

19) One or more garage vehicle doors were damaged or deteriorated. Recommend that a qualified contractor repair or replace door(s) as necessary.
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Photo 19-1
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Photo 19-2

20) One or more garage vehicle doors were difficult or unable to open or close. Vehicle doors should open and close smoothly and easily. A qualified person should evaluate and repair as necessary. This may require lubrication or repair to hardware such as rollers or brackets.
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Photo 20-1
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Photo 20-2

21) Significant gaps were found below or around one or more garage vehicle doors. Vermin and insects can enter the garage as a result. Recommend that a qualified person repair as necessary to eliminate or minimize gaps.
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Photo 21-1
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Photo 21-2
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Photo 21-3
 

Attic and Roof Structure
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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; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Inspection Method: Traversed
Roof Structure: Appeared serviceable
Roof Framing: Trusses
Ceiling Structure: Ceiling joists
Insulation: Appeared serviceable
Insulation Material: Fiberglass roll or batt
Insulation Rating: R-30
Ventilation: Appeared serviceable
Ventilation Type: Ridge vent(s), Gable end vents
Attic Electrical: Required repairs, replacement and/or evaluation (see comments below)

22) These electrical splices are just lying on the HVAC unit and are a fire hazard. Recommend having them properly secured/boxed.
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Photo 22-1
 

23) There is about a one inch gap under the south gable vent screen. Recommend having sealed to keep out vermin.
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Photo 23-1
 

24) One or more attic 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.
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Photo 24-1
 

25) General attic pics.
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Photo 25-1
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Photo 25-2
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Photo 25-3
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Photo 25-4
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Photo 25-5
 

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.
Service Condition: Appeared serviceable
Service Type: Underground
Volts: 120-240
Amps: 200
Overload Protection Type: Circuit breakers
Entrance Cable: Stranded aluminum
Main Disconnect Rating (amps): 200
System Ground: Ground rod(s) in soil
Main Panel: Appeared serviceable
Main Panel Location: Laundry room
Main Disconnect Location: Breaker at top of main service panel
Condition of Branch Circuits: Serviceable
Branch Circuit Type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: No
Smoke Detectors: Yes, but not tested
CO Detectors: Yes, but not tested

26) 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.
**Back and south side of house.
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Photo 26-1
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Photo 26-2

27) This outlet behind the washing machine is not GFCI protected. Although it is not against code because the house is older, current standards suggest having one this close to water GFCI protected for safety. Recommend having replaced.
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Photo 27-1
 

28) On south side of house. PVC protecting wires needs to be secured properly to side of house Probably for irrigation system (which I do not test btw)
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Photo 28-1
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Photo 28-2

29) In garage....needs cover.
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Photo 29-1
 

30) Master bedroom porch outlet. I could not find a switch that would supply power so it may be broken.
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Photo 30-1
 

31) Looks good.
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Photo 31-1
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Photo 31-2

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.
Service Type: Public
Pressure (psi): 77
Supply Line Condition: Appeared serviceable
Supply Material: Copper
Drain Pipe Condition: Appeared serviceable
Drain Pipe Material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent Pipe Condition: Appeared serviceable
Vent Pipe Material: Plastic
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter

32) Nice pressure.
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Photo 32-1
 

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.
Brand: Bradford White
Model: M4085LN-6
Condition: Near, at or beyond service life
Type: Tank
Energy Source: Natural gas
Estimated Age: 29
Design Life: 10-12
Capacity: 40
Location: Laundry room
Water temperature (°F): 130

33) The water heater is quite old and needs a catch pan underneath in case of failure and leaking.
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Photo 33-1
 

34) The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed.
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Photo 34-1
 

35) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond this age and/or its useful lifespan and may need replacing at any time. 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 fails. 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).
Heating System Type: Forced air
Heating Distribution Type: Ducts and registers
Brand: Goodman
Model: CHPF2430B6CB
Furnace Condition: Appeared serviceable
Energy Source: Natural gas
Estimated Age: 2
Design Life: 15-20
Furnace Location: Attic
BTUs: 24,000
Filters: Appeared serviceable
Filter Location: At base of air handler
Ducts and Registers: Appeared serviceable
Model: GSX1303018D
Condenser Condition: Appeared serviceable
Age: 2.5
Design Life: 12-15
Location: Outside south
Size: 2.5 ton
Type: Split system
Condition of Controls: Appeared serviceable

36) Upstairs unit appears to be in good shape and only 2 years old.
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Photo 36-1
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Photo 36-2

Heating, Ventilation and Air Condition (HVAC) 2
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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).
Heating System Type: Forced air
Heating Distribution Type: Ducts and registers
Filters: Appeared serviceable
Filter Location: Behind return air grill(s)
Ducts and Registers: Appeared serviceable
Brand: Bryant
Model: 583BNW030060AAAD
Condenser Condition: Near, at or beyond service life
Energy Source: Natural gas
Age: 15
Design Life: 12-15
Type: Packaged unit
Condition of Controls: Appeared serviceable

37) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be at 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.

***This is the larger downstairs packaged unit outside. Although it is at its lifetime, it most likely has several more years

38) One or more heating or cooling ducts in an unconditioned space (e.g. crawl space, attic or basement) were not insulated, or the insulation was damaged or deteriorated. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. Recommend that a qualified person repair per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8.
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Photo 38-1
Just some chewed on damage in random spots you should eventually have repaired.
 

Kitchen
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Ceiling: Appeared serviceable
Walls: Appeared Serviceable
Windows / Trim: Appeared Serviceable
Window Screens: No screens on one or more windows
Floor / Finish: Appeared Serviceable
Interior Doors / Hardware: Appeared Serviceable
Electrical (random sampling of plugs, switches and fixtures): Required repairs, replacement and/or evaluation (see comments below)
GFCI Protection (checked with test button only): Appeared Serviceable
Heat / Air Distribution: Appeared Serviceable
Countertops: Appeared serviceable
Cabinets: Appeared serviceable
Sinks and Related Plumbing: Required repair, replacement and/or evaluation (see comments below)
Garbage Disposal: Appeared serviceable
Dishwasher: Appeared serviceable
Stove Top / Oven: Appeared serviceable
Range, cooktop or oven type: Electric
Ventilation: Hood or built into microwave over range or cooktop
Refrigerator: Appeared serviceable
Microwave: Appeared serviceable

39) The chain to control the ceiling fan was missing.
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Photo 39-1
 

40) There is an old unused, inactive, exposed outlet box hiding underneath the cabinets FYI. Recommend having sealed.
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Photo 40-1
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Photo 40-2

41) Water was leaking at the sink faucet base or handles. Recommend that a qualified plumber repair as necessary.
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Photo 41-1
Water.
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Photo 41-2
Leak.

Living Room
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Ceiling: Appeared serviceable
Walls: Appeared Serviceable
Windows: Appeared serviceable
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet
Interior Doors / Hardware: Appeared Serviceable
Electrical (random sampling of plugs, switches and fixtures): Appears Serviceable
Heat / Air Distribution: Appeared Serviceable

42) 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.

43) The ceiling fan light was not working. Could be the bulb or just broken.
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Photo 43-1
 

44) Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.

Dining Room
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Ceiling: Appeared serviceable
Walls: Appeared Serviceable
Windows: Required repair, replacement and/or evaluation (see comments below)
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet
Interior Doors / Hardware: Appeared Serviceable
Electrical (random sampling of plugs, switches and fixtures): Appeared Serviceable
Heat / Air Distribution: Appeared Serviceable

45) 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.

46) Lock mechanisms on one or more windows were damaged. This can pose a security risk. Recommend that a qualified person repair as necessary.
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Photo 46-1
 

47) 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.
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Photo 47-1
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Photo 47-2

Master Bedroom
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Ceiling: Appeared serviceable
Walls: Appeared Serviceable
Windows: Appeared serviceable
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet
Interior Doors / Hardware: Appeared Serviceable
Closets / Storage: Appeared Serviceable
Electrical (random sampling of plugs, switches and fixtures): Appeared Serviceable
Heat / Air Distribution: Appeared Serviceable

48) Carpeting in one or more areas was loose. Recommend that a qualified contractor repair as necessary. For example, by stretching or replacing carpeting.
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Photo 48-1
Just outside bedroom.
 

Downstairs (cat) Bedroom
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Ceiling: Appeared serviceable
Walls: Appeared Serviceable
Windows: Appeared serviceable
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet
Interior Doors / Hardware: Appeared Serviceable
Closets / Storage: Appeared Serviceable
Electrical (random sampling of plugs, switches and fixtures): Required repairs, replacement and/or evaluation (see comments below)
Heat / Air Distribution: Appeared Serviceable

49) Some damaged/loose/exposed outlets. Recommend repair.
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Photo 49-1
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Photo 49-2
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Photo 49-3
 

50) 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.

South Bedroom
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Ceiling: Appeared serviceable
Walls: Appeared Serviceable
Windows: Appeared serviceable
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet
Interior Doors / Hardware: Appeared Serviceable
Closets / Storage: Appeared Serviceable
Electrical (random sampling of plugs, switches and fixtures): Appeared Serviceable
Heat / Air Distribution: Appeared Serviceable

51) 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.

NW Bedroom
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Ceiling: Appeared serviceable
Walls: Appeared Serviceable
Windows: Appeared serviceable
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet
Interior Doors / Hardware: Appeared Serviceable
Closets / Storage: Appeared Serviceable
Electrical (random sampling of plugs, switches and fixtures): Required repairs, replacement and/or evaluation (see comments below), Closet
Heat / Air Distribution: Appeared Serviceable

52) Hole in closet ceiling where light is wired. Recommend having sealed for safety and vermin reasons.
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Photo 52-1
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Photo 52-2

53) 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.

Master Bathroom
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Ceiling: Appeared serviceable
Walls: Appeared Serviceable
Floor / Finish: Appeared Serviceable
Interior Doors / Hardware: Appeared Serviceable
Electrical (random sampling of plugs, switches and fixtures): Appeared Serviceable
GFCI Protection (checked with test button only): Appeared Serviceable
Heat / Air Distribution: Appeared Serviceable
Cabinets: Appeared serviceable, Roach trap
Sinks and Related Plumbing: Required repair, replacement and/or evaluation (see comments below)
Toilets: Appeared serviceable
Bathtubs: Appeared serviceable
Showers: Appeared serviceable
Ventilation: Appeared serviceable
Ventilation type: Exhaust Fan

54) The sink drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.
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Photo 54-1
 

55) Noticed a roach trap under bathroom sink.....just wanted to point out.
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Photo 55-1
 

Upstairs Guest Bathroom
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Ceiling: Appeared serviceable
Walls: Appeared Serviceable
Windows / Trim: Appeared Serviceable
Floor / Finish: Appeared Serviceable
Interior Doors / Hardware: Appeared Serviceable
Electrical (random sampling of plugs, switches and fixtures): Appeared Serviceable
Heat / Air Distribution: Appeared Serviceable
Countertops: Appeared serviceable
Cabinets: Appeared serviceable
Sinks and Related Plumbing: Required repair, replacement and/or evaluation (see comments below)
Toilets: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Bathtubs: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Showers: Appeared serviceable
Ventilation: Appeared serviceable
Ventilation type: Windows, Exhaust Fan

56) The sink drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.
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Photo 56-1
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Photo 56-2

57) Caulk around the base of the toilet at location(s) #A 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.
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Photo 57-1
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Photo 57-2

58) Caulk was missing around the base of the bathtub spout, or there was a gap behind it, at location(s) #A. Water may enter the wall structure behind the bathtub. Recommend that a qualified person repair as necessary to eliminate the gap. For example, by installing or replacing caulk if the gap is small enough. For larger gaps, a shorter spout nipple or an escutcheon plate can be installed.
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Photo 58-1
 

Downstairs Bathroom
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Walls: Required repairs, replacement and/or evaluation (see comments below), Peeling wallpaper
Interior Doors / Hardware: Required repairs, replacement and/or evaluation (see comments below), Didn't open properly
Electrical (random sampling of plugs, switches and fixtures): Appeared Serviceable
Heat / Air Distribution: Appeared Serviceable
Countertops: Appeared serviceable
Cabinets: Appeared serviceable
Sinks and Related Plumbing: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Toilets: Required repair, replacement and/or evaluation (see comments below)

59) The toilet at location(s) #A didn't flush or had a weak flush. Recommend that a qualified plumber evaluate and repair or replace the toilet as necessary.

**Broken chain.
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Photo 59-1
 

60) The bathroom door barely opened halfway before getting stuck on the floor....not fitted/installed properly. Recommend having re-fitted or replaced.
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Photo 60-1
 

61) Caulk around the base of the toilet at location(s) #A 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.
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Photo 61-1
 

62) The drain is not properly sealed to the wall under cabinet. Recommend repairing for vermin reasons.
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Photo 62-1
 

63) Wallpaper peeling (just pointing out for aesthetic reasons)
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Photo 63-1
 

Laundry Facilities
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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.
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes
Washer: Appeared Serviceable
Dryer: Appeared Serviceable

Stairs / Railings
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Stairs / Handrails / Guardrails: Appeared serviceable

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