View as PDF

View summary

Logo

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):  Michael and Jessica Sutton
Property address:  114 Andover
Savannah, GA 31405
Inspection date:  Wednesday, January 11, 2017

This report published on Wednesday, January 11, 2017 9:07:40 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 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
Windows
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
Future Master Bedroom
Front Bedroom
Suite Bedroom
Future Master Bathroom
Guest Bathroom
Laundry Facilities


General Information
Return to table of contents

Report number: 919
Time Started: 10:00am
Time Finished: 12:30pm
Persons Present: Client, Realtor, Contractor
Client present for discussion at end of inspection: Yes
Weather: Dry (no rain)
Temperature during inspection: Cold
Inspection fee: 225
Payment method: Check
Type of Building: Single family
Age of Main Building: 1955
Source for Main Building Age: Municipal records or property listing
Front of building faces: South
Main entrance faces: South
Occupied: No

1) 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.

2) Evidence of rodent infestation was found in the form of feces and/or traps in the attic. 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.
Photo
Photo 2-1
 

Grounds
Return to table of contents

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: Minor slope
Driveway: Appeared serviceable
Driveway Material: Poured in place concrete
Sidewalks / Patios: Appeared serviceable
Sidewalk Material: Poured in place concrete
Decks / Porches / Balconies: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Deck / Balcony Material: Wood
Stairs / Handrails / Guardrails: Required repairs, replacement and/or evaluation (see comments below)
Porch / Stair Material: Wood
Fence: Chain Link
Condition: Appeared Serviceable, Required repairs, replacement and/or evaluation (see comments below)

3) Handrails at one or more flights of stairs were wobbly and/or deteriorated. This is a safety hazard. Recommend that a qualified person repair as necessary.
Photo
Photo 3-1
Wobbly railing
Photo
Photo 3-2
Photo
Photo 3-3
Wobbly deck handrail
 

4) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway including trip hazards. The client may wish to have repairs made for cosmetic reasons and falling safety.
Photo
Photo 4-1
Photo
Photo 4-2

5) Gate deck would not close properly (dragging on deck surface). Recommend having repaired.
Photo
Photo 5-1
 

6) Fencing on west side of house needs to be secured/repaired.
Photo
Photo 6-1
Photo
Photo 6-2

7) 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.

8) Wooden deck or porch surfaces were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used.
Photo
Photo 8-1
 

9) The driveway sloped down towards the garage or house. This can result in water accumulating in the garage, around building foundations or underneath buildings, and is a conducive condition for wood-destroying organisms. Monitor these areas in the future, especially during and after periods of rain. If significant amounts of water are found to accumulate, then recommend that a qualified contractor evaluate and repair as necessary. For example, by installing drain(s) or removing and installing new pavement.
Photo
Photo 9-1
Photo
Photo 9-2

10) Underneath decking support looks great.
Photo
Photo 10-1
Photo
Photo 10-2

Roof
Return to table of contents

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: Traversed
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: Required repair, replacement and/or evaluation (see comments below)

11) 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.

12) Composition shingles were loose because the adhesive, self-sealing strips weren't sealed. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Self-sealing strips secure the lower edge of shingles and reduce vulnerability to wind damage. Strips may not be sealed because the sealant has failed or because the sealant never activated and cured after the original installation. Recommend that a qualified contractor repair as necessary. For example, by hand sealing shingles with an approved sealant.
Photo
Photo 12-1
Photo
Photo 12-2
Photo
Photo 12-3
Photo
Photo 12-4

13) One or more rubber or neoprene pipe flashings were loose or 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.

(One flashing on north side of roof)
Photo
Photo 13-1
Photo
Photo 13-2

14) One or more gutters and/or downspouts were loose, incomplete, missing and/or 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.
Photo
Photo 14-1
Photo
Photo 14-2
Photo
Photo 14-3
Photo
Photo 14-4

15) 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.
Photo
Photo 15-1
Carport roof.
 

16) General roof pics. Besides what has been noted, looks great!
Photo
Photo 16-1
Photo
Photo 16-2
Photo
Photo 16-3
Photo
Photo 16-4

Chimneys / Fireplaces
Return to table of contents

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
Chimney Type: Masonry, Concrete
Condition of Gas Fireplace: Appeared serviceable
Gas Fireplace Type: Converted wood-burning fireplace
Condition of chimneys and flues: Appeared serviceable
Fireplace Type: Masonry, Gas

17) No spark screen or rain cap was installed at one or more chimney flue terminations. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing.
Photo
Photo 17-1
 

18) A fireplace was equipped with a gas burner and the chimney damper could close. This is a safety hazard due to the possibility of burner or pilot light exhaust gases entering living spaces. Modifications should be made to prevent the damper from ever closing to prevent this. A qualified contractor should repair per standard building practices so the damper cannot close.
Photo
Photo 18-1
Future master bedroom.
 

19) There were some loose gas pipe pieces in the living room fireplace. Have them repaired before using the fireplace.
Photo
Photo 19-1
Photo
Photo 19-2

20) One or more fireplace dampers were inoperable (living room). Recommend that a qualified contractor repair or replace dampers as necessary.
Photo
Photo 20-1
Photo
Photo 20-2

21) Mortar is cracking on the chimney crown. As a result, water is likely to infiltrate the chimney structure and cause further damage. Recommend having cracks repaired.
Photo
Photo 21-1
 

22) 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.

Exterior and Foundation
Return to table of contents

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: Brick
Condition of Foundation: Appeared serviceable
Apparent Foundation Type: Crawl space
Foundation Material: Poured in place concrete, Concrete block

23) Fungal rot was found at one or more sections of siding or trim. 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.
Photo
Photo 23-1
Photo
Photo 23-2
Photo
Photo 23-3
Photo
Photo 23-4

24) One or more holes or gaps were found in trim due to rot. Vermin, insects or water may enter the structure and the rot will spread. Recommend that a qualified person repair as necessary.
Photo
Photo 24-1
west side of house
 

Windows
Return to table of contents

Windows: Appeared serviceable
Window Types: Wood, Single-pane

25) One or more windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.

26) Lock mechanisms on one or more windows were loose, inoperable and/or difficult to operate. This can pose a security risk. Recommend that a qualified person repair as necessary.

27) No window screens were installed. Windows may not provide ventilation during months when insects are active.

28) Most of the windows are painted shut. Of all tested, these three worked!
Photo
Photo 28-1
kitchen
Photo
Photo 28-2
bedroom suite
Photo
Photo 28-3
future master bath
 

Crawl Space
Return to table of contents

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: Partially traversed
Floor Structure Above: Appeared serviceable
Floor Structure Type: Solid wood joists
Support Post Material: Concrete block
Beam Material: Solid wood
Floor Insulation: Not applicable, none installed
Ventilation: Appeared serviceable
Ventilation Type: Unconditioned space, with vents

29) 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 29-1
 

30) General pics of crawl space. Looked good, solid and clean and found no evidence of moisture damage.
Photo
Photo 30-1
Photo
Photo 30-2
Photo
Photo 30-3
 

Garage / Carport
Return to table of contents

Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Detached, Carport

31) Random pics of carport. Obviously unfinished, just mostly noting the cracked window and frame in the back and the large tangle of vines on the back. Get that debris cleaned out of there before more rodents move in.
Photo
Photo 31-1
Photo
Photo 31-2
Photo
Photo 31-3
Photo
Photo 31-4
Photo
Photo 31-5
Photo
Photo 31-6
Photo
Photo 31-7
 

Attic and Roof Structure
Return to table of contents

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 beams
Insulation: Appeared serviceable
Insulation Material: Mineral wool loose fill
Insulation Rating: R-21, R-30
Ventilation: Required repair, replacement and/or evaluation (see comments below)
Ventilation Type: Open soffit vents, Mechanical vents with powered fan
Attic Electrical: Appeared Serviceable, Required repairs, replacement and/or evaluation (see comments below)

32) There are some unused cords and dangling electrical splices in the attic. Recommend having an electrician remedy these.
Photo
Photo 32-1
Photo
Photo 32-2

33) The roof vent fan was not connected to a power supply. Inquire with the owner about whether or not this is working or not. Have replaced if it is not functioning.
Photo
Photo 33-1
 

34) 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.

35) Some random attic pics. Structure looks great, insulation looks a bit messy but is average and functioning.
Photo
Photo 35-1
Photo
Photo 35-2
Photo
Photo 35-3
 

Electric
Return to table of contents

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: Overhead
Conductors: 3
Volts: 120-240
Amps: 200
Overload Protection Type: Circuit breakers
Entrance Cable: Stranded aluminum
Main Disconnect Rating (amps): 200
System Ground: Cold water supply pipes
Main Panel: Appeared serviceable
Main Panel Location: Backyard
Main Disconnect Location: Breaker at top of main service panel
Condition of Branch Circuits: Serviceable
Branch Circuit Type: Non-metallic sheathed
Ground fault circuit interrupter (GFCI) protection present: No
Arc fault circuit interrupter (AFCI) protection present: No
Smoke Detectors: Yes, but not tested

36) One or more ground fault circuit interrupter (GFCI) receptacles (outlets) wouldn't trip with a test instrument at the bathroom(s). This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.
Photo
Photo 36-1
Photo
Photo 36-2

37) 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.
Photo
Photo 37-1
future master bedroom
 

38) Replace broken outlet plates in kitchen and living room. Major shock hazard.
Photo
Photo 38-1
Photo
Photo 38-2

39) 2-slot receptacles (outlets) rather than 3-slot, grounded receptacles were installed in one or more areas. These do not have an equipment ground and are considered unsafe by today's standards. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacle(s), in addition to replacing the receptacle(s). Consult with a qualified electrician about upgrading to 3-wire, grounded circuits.

(All over the house....these are just a few sample pics)
Photo
Photo 39-1
Photo
Photo 39-2
Photo
Photo 39-3
 

40) Just pointing out these old fuse boxes that are in kitchen pantry and aren't used anymore, BUT, they do have live wires behind them. Just leave them alone or have a professional properly cap/seal them.
Photo
Photo 40-1
Photo
Photo 40-2

41) One or more receptacles (outlets) have been painted, and slots were clogged with paint. Recommend that a qualified electrician replace such receptacles as necessary.
Photo
Photo 41-1
Photo
Photo 41-2

42) The legend for circuit breakers or fuses in panel(s) #A was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
Photo
Photo 42-1
 

43) General electric box pic.
Photo
Photo 43-1
Photo
Photo 43-2

Plumbing / Fuel Systems
Return to table of contents

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): 84
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: Galvanized steel
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

44) 84 psi is great
Photo
Photo 44-1
 

Water Heater
Return to table of contents

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: AO Smith
Model: GCVL 40 300
Condition: Appeared serviceable
Type: Tank
Energy Source: Natural gas
Estimated Age: 3
Design Life: 10-15
Capacity: 40
Location: Attic
Water temperature (°F): 117

45) Old water heater was left in attic. May want to have removed in the future.
Photo
Photo 45-1
 

46) Nice and new
Photo
Photo 46-1
 

47)   Water temp=117f. Perfect
Photo
Photo 47-1
 

Heating, Ventilation and Air Condition (HVAC)
Return to table of contents

Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating 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: Carrier
Model: N/A
Furnace Condition: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life
Estimated Age: 25
Design Life: 12-15
Furnace Location: Attic
BTUs: 36000
Filters: Appeared serviceable
Filter Location: Behind return air grill(s)
Ducts and Registers: Appeared serviceable
Brand: Rheem
Model: RAFD-025JAS
Condenser Condition: Near, at or beyond service life
Age: 26
Design Life: 10-15
Location: Backyard
Size: 2 Ton
Type: Split system
Condition of Controls: Required repair, replacement and/or evaluation (see comments below)

48) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be near, at and/or beyond 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.

49) The forced air heating or cooling system was noisy. Recommend that a qualified HVAC contractor evaluate and repair as necessary.
Photo
Photo 49-1
 

50) 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.

51) The temperature needle in the control in the future master bedroom does not work. Recommend having repaired.
Photo
Photo 51-1
 

52) One or more air supply registers were loose or installed in a substandard way. Recommend that a qualified person repair as necessary so registers are securely attached and are flush with the surface on which they are installed.
Photo
Photo 52-1
future master bath
 

53) The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be near, at and/or beyond 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.

54)
Photo
Photo 54-1
Photo
Photo 54-2

Heating, Ventilation and Air Condition (HVAC) 2
Return to table of contents

Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating 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: Carrier
Model: 28RC036000
Furnace Condition: Near, at or beyond service life
Estimated Age: 29
Design Life: 12-15
Furnace Location: Utility room, Closet
BTUs: 36000
Filters: Appeared serviceable
Filter Location: Behind return air grill(s)
Ducts and Registers: Appeared serviceable
Brand: Carrier
Model: 382D0360300
Condenser Condition: Near, at or beyond service life
Size: 3 Ton
Age: 31
Location: Backyard
Type: Split system
Condition of Controls: Appeared serviceable

55) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be near, at and/or beyond 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.

56) 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.

57) The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be near, at and/or beyond 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.

58)
Photo
Photo 58-1
Photo
Photo 58-2

Kitchen
Return to table of contents

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)
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, Near, at or beyond service life
Stove Top / Oven: Appeared serviceable
Range, cooktop or oven type: Electric
Ventilation: Hood or built into microwave over range or cooktop
Refrigerator: Appeared serviceable

59) The flow from the sink's sprayer water supply was low or inoperable. Recommend that a qualified person evaluate and repair as necessary.
Photo
Photo 59-1
 

60) Sink faucet was loose. Recommend that a qualified person repair or replace as necessary.
Photo
Photo 60-1
 

61) When the sink sprayer was extended and pulled down, a loud knocking would occur. Recommend that a qualified person repair or replace as necessary.
Photo
Photo 61-1
 

62) The cooktop exhaust fan and light were inoperable. Recommend that a qualified person repair or replace as necessary.
Photo
Photo 62-1
 

63) One or more leaks were found at water supply lines for the sink. A qualified plumber should repair as necessary.
Photo
Photo 63-1
Photo
Photo 63-2
Photo
Photo 63-3
 

Living Room
Return to table of contents

Ceiling: Appeared serviceable
Walls: Appeared Serviceable
Windows: Appeared serviceable
Condition of flooring: Appeared serviceable
Electrical (random sampling of plugs, switches and fixtures): Appeared Serviceable, Required repairs, replacement and/or evaluation (see comments below)
Heat / Air Distribution: Appeared Serviceable

64) 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.

65) Foyer doorknob is loose/damaged.
Photo
Photo 65-1
Photo
Photo 65-2

66) No window screens were installed. Windows may not provide ventilation during months when insects are active.

Dining Room
Return to table of contents

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

67) 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.

68) When the dining room/kitchen door is open and closed, a loud knock occurs due to being improperly mounted.
Photo
Photo 68-1
Photo
Photo 68-2
Photo
Photo 68-3
 

69) No window screens were installed. Windows may not provide ventilation during months when insects are active.

Future Master Bedroom
Return to table of contents

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, Required repairs, replacement and/or evaluation (see comments below)
Heat / Air Distribution: Appeared Serviceable

70) I tested what looked like a possible moisture stain and it is fine.
Photo
Photo 70-1
Photo
Photo 70-2

71) Lots of gaps around trim but just from settling. No structural problems....some caulk for aesthetic reasons will do the trick.
Photo
Photo 71-1
Photo
Photo 71-2
Photo
Photo 71-3
Photo
Photo 71-4

Front Bedroom
Return to table of contents

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

72) Torn carpet outside of bedroom door. (There are some beautiful hardwood floors underneath)
Photo
Photo 72-1
Photo
Photo 72-2

73) Closet door improperly mounted and difficult to close.
Photo
Photo 73-1
Photo
Photo 73-2
Photo
Photo 73-3
 

74) Lock mechanisms on one or more windows were inoperable and/or difficult to operate. This can pose a security risk. Recommend that a qualified person repair as necessary.
Photo
Photo 74-1
Photo
Photo 74-2

75) Wood flooring in one or more areas was significantly worn, deteriorated or damaged. Recommend that a qualified contractor refinish wood flooring as necessary.
Photo
Photo 75-1
 

76) No window screens were installed. Windows may not provide ventilation during months when insects are active.

Suite Bedroom
Return to table of contents

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

77) 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.

78) Cracked window pane on north window.
Photo
Photo 78-1
 

79) Lock mechanisms on one or more windows were difficult to operate. This can pose a security risk. Recommend that a qualified person repair as necessary.
Photo
Photo 79-1
Photo
Photo 79-2

Future Master Bathroom
Return to table of contents

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
Sinks and Related Plumbing: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Toilets: Appeared serviceable
Showers: Appeared serviceable
Ventilation: Appeared serviceable
Ventilation type: Windows

80) The sink drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.
Photo
Photo 80-1
 

81) 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.
Photo
Photo 81-1
 

Guest Bathroom
Return to table of contents

Ceiling: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Walls: Appeared Serviceable
Windows / Trim: Required repairs, replacement and/or evaluation (see comments below)
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): Appeared Serviceable
GFCI Protection (checked with test button only): Required repairs, replacement and/or evaluation (see comments below)
Heat / Air Distribution: Appeared Serviceable
Countertops: Appeared serviceable
Cabinets: Appeared serviceable
Sinks and Related Plumbing: Appeared serviceable
Bathtubs: Appeared serviceable
Showers: Required repair, replacement and/or evaluation (see comments below)
Ventilation: Required repair, replacement and/or evaluation (see comments below)
Ventilation type: Windows, Won't open

82) The bathroom either needs the window to be able to open or an exhaust fan to control shower/bath heat moisture.

83) Gaps, no caulk, or substandard caulking were found between the bathtub and the walls at location(s) #. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
Photo
Photo 83-1
 

84) The shower head at location(s) #A was dripping when the shower was turned off. Recommend that a qualified person repair as necessary.
Photo
Photo 84-1
 

Laundry Facilities
Return to table of contents

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: Required repairs, replacement and/or evaluation (see comments below)

85) When the dryer was running, it smelled like burning. Upon closer inspection, there are actual scorch marks inside of dryer.
Photo
Photo 85-1
Photo
Photo 85-2

86) The 240 receptacle was not secured. This is a safety issue and needs to be remedied.
Photo
Photo 86-1
 

87) Exterior dryer vent is cracked/damaged.
Photo
Photo 87-1
 

Your default report footer here...