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Home Inspections by Don, LLC

Website: http://www.reporthost.com/bydon
Inspector's email: donfountain1@aol.com
Inspector's phone: (404) 272-4350
2897 N Druid Hills Rd NE Ste 328 
Atlanta GA 30329-3924
Inspector: Don Fountain

Property Inspection Report

Client(s):  Mrs Buyer
Property address:  123 Sample Street
Atlanta, GA 30311
Inspection date:  Saturday, May 10, 2014

This report published on Monday, June 30, 2014 4:51:34 PM CDT

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.

REPORT LIMITATIONS:

This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically
exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report. The inspection is performed in compliance with generally accepted standard of practice, a copy of which is available upon request. Systems and conditions which are not within the scope of the inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and do not represent an inspection. The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience. We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement with tradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct. Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall be submitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with its Construction Industry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow the Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency.
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
SafetyPoses a risk of injury or death
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
Minor defectCorrection only involves a minor expense
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
CommentFor your information

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas


General Information
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Report number: 20140609Sample
Time started: 8:45
Time finished: 12:30
Inspector: Don Fountain
Present at the end of inspection: Realtor
Client present for discussion at end of inspection: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Damp
Inspection fee: 00
Payment method: Check
Type of building: Single family
Age of building(s): 1999
Source for building age: Property listing
Front of building faces: Southwest
Main entrance faces: Southwest
Occupied: No
1) Safety, Maintain - A hornet nest was found at the building exterior bay window on the back of house. These can pose a safety hazard. A qualified person should remove nests or exterminate as necessary.
Grounds
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Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Condition of fences and gates: Appeared serviceable
Fence and gate material: Wood
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable
Condition of guardrails: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Appeared serviceable
Condition of handrails: Appeared serviceable
Exterior stair material: Wood
2) Safety, Repair/Replace, Evaluate - The guardrails on the back deck were unsafe due to large gaps. This is a safety hazard. Standard building practices require that they:

A qualified contractor should evaluate all guardrails and repair as necessary and as per standard building practices.
3) Maintain - Trees were in contact with or were close to the building on the right side. Damage may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
4) Comment - Minor cracks, settlement, heaving and/or deterioration were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
Exterior / Foundation
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Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Vinyl, Brick veneer
Condition of foundation and footings: Appeared serviceable
Foundation type: Slab on grade
Foundation material: Poured in place concrete
Footing material: Not determined
Condition of concrete slab floor(s): Appeared serviceable
5) Repair/Replace, Evaluate - Some sections of siding and/or trim were damaged. A qualified person should evaluate and repair, replace or install siding or trim as necessary.
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Photo 5-1
Back of house.
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Photo 5-2
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Photo 5-3
 

6) Repair/Replace, Evaluate - Minor cracks or deterioration were found in one or more sections of brick veneer. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future.
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Photo 6-1
Upper right front corner bedroom.
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Photo 6-2
Upper right front corner bedroom.

7) Repair/Maintain - Caulk was missing in some areas. For example, around garage door. A qualified person should repair or replace as necessary.
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Photo 7-1
 

8) Comment - All concrete slab floor sections were obscured by carpeting, flooring and couldn't be fully evaluated.
9) Comment - Noted: Minor smoke damage on brick veneer on the left side of house.
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Photo 9-1
 

Roof / Attic
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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; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Appeared serviceable
Roof type: Gable
Age of roof surface(s): 2010
Source for building age: Inspector's estimate
Roof inspection method: Viewed from ground with binoculars
Condition of shingle and/or shake roof surface materials: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full
Condition of attic: Appeared serviceable
Attic inspection method: Partially traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Ceiling insulation material: Fiberglass roll or batt
Roof ventilation: Appears serviceable
10) Safety, Repair/Replace - Extensions such as drain pipes for the downspout poses a trip hazard on the back of the house. A qualified person should evaluate, repair or replace as necessary
11) Repair/Replace, Evaluate - The roof structure appears to have suffered from fire damage in the past. A qualified contractor should evaluate all fired damaged areas and repair as necessary, and as per standard building practices.
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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

12) Repair/Replace, Evaluate - Evidence of past leaks were found at the Master bathroom skylight in the form of stains on the ceiling. The client should consult with the property owner about this to determine if leaks have happened and/or repairs have been made in the past. Recommend having a qualified contractor evaluate and repair as necessary.
13) Repair/Replace, Evaluate - The screen appears to be missing from roof turbine in the attic. A qualified contractor should evaluate and repair as necessary.
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Photo 13-1
 

14) Repair/Replace - The ceiling insulation in some areas of the attic was missing, missing from skylights, missing in attic area in bedroom over garage and uneven. This may result in increased heating or cooling costs due to decreased energy efficiency. A qualified person should repair, replace or install insulation as necessary.
15) Repair/Replace - One or more pipe flashings were deteriorated. Leaks may occur as a result. A qualified contractor should replace flashings where necessary.
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Photo 15-1
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Photo 15-2

16) Comment - Some sections of the attic (bedroom closet access above the garage} was inaccessible by being sealed off.
Garage / Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Attached
Condition of garage: Appeared serviceable
Type of garage: Metal
Condition of garage vehicle door(s): Appeared serviceable
Garage vehicle door type: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Not determined
17) Safety, Repair/Maintain - Weatherstrip around and at the base of the garage-dwelling door was missing. A qualified person should repair or replace as necessary to prevent vehicle fumes from entering living spaces.
18) Comment - Minor cracks were found in one or more sections of slab floors in the garage.
Electric
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Limitations: The following items are not included in this inspection: generator systems, 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, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Underground
Service voltage (volts): 120
Service amperage (amps): 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Aluminum
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Garage
Location of main disconnect: At main disconnect panel outside
Branch circuit wiring type: Non-metallic sheathed
Condition of branch circuit wiring: Serviceable
Solid strand aluminum branch circuit wiring present: None visible
Condition of smoke detectors: Required repair, replacement and/or evaluation (see comments below)
Smoke detectors present: Yes
Smoke detector power source: Battery
19) Safety, Repair/Replace, Evaluate - Substandard wiring was found in the attic. For example, unterminated wires, exposed splices and missing cover plates. This is a safety hazard. A qualified electrician should evaluate and repair as necessary and as per standard building practices.
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Photo 19-1
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Photo 19-2
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Photo 19-3
 

20) Safety, Repair/Replace, Evaluate - A ground fault circuit interrupter (GFCI) electric receptacle would not trip at the following "wet" locations: back exterior. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
21) Safety, Repair/Replace, Evaluate - One or more electric receptacles in the garage and front exterior had no visible ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary.
22) Safety, Repair/Replace, Evaluate - One or more light fixtures used at the building exterior were loose. This is a potential safety hazard for shock and/or fire. A qualified electrician should evaluate and repair as necessary.
23) Safety, Repair/Replace - This property had one or more fuel burning appliances and/or an attached garage, and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions.
24) Safety, Repair/Maintain, Minor defect - Some junction box cover plates were missing in attic access in bedroom above garage . They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. A qualified person should repair as necessary.
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Photo 24-1
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Photo 24-2

25) - The upper level smoke detectors did not respond when tested. A qualified person should evaluate and replace smoke detectors, replace batteries or make repairs as necessary.
Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler 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 determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water meter: Left side of driveway
Location of main water shut: Closet in foyer
Water service: Public
Service pipe material: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: CPVC
Condition of drain pipes: 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: Right side of house.
26) Repair/Replace, Evaluate - The water supply pressure was greater than 80 psi. Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are more likely to burst with higher pressures. Typically the pressure cannot be regulated at the water meter. Recommend having a qualified plumber evaluate and make modifications to reduce the pressure below 80 psi. Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted for lower pressures.
27) Repair/Replace - No expansion tank was installed on this structure's water supply system. Expansion tanks are recommended when a property is on a public water supply system and the property's water system is "closed" via a pressure reducing valve (PRV), check valve, or backflow preventer. No room for expansion of water exists in this type of system. Thermal expansion occurs when water is heated during non-use periods. In a closed system with no provision for expansion, its effects may include:

Expansion tanks can eliminate these problems by giving water a place to go when thermal expansion occurs. When a water heating cycle ends, or when any fixture is opened within the system, the impact of thermal expansion is reduced, and water drains out of the expansion tank back into the system. Recommend having a qualified plumber install an expansion tank as per standard building practices.
28) Repair/Replace - No drip leg was installed in the gas supply line at the water heater. Drip legs are intended to prevent damage to gas-fired appliances by trapping oil, scale, water condensation and/or debris. A qualified contractor should install a drip leg as per standard building practices.
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Photo 28-1
 

Water Heater
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Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.
Condition of water heater: Appeared serviceable
Type: Tank
Estimated age: 2012
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: General Electric
Model/Serial: GG40TO6AVG01/GELNA481316284
Location of water heater: Garage.
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Not determined
29) Safety, Repair/Replace, Evaluate - Flue pipe sections or connections appeared to be substandard by not fitting together properly. This is a safety hazard due to the risk of carbon monoxide poisoning. A qualified contractor should evaluate and repair as necessary.
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Photo 29-1
 

30) Safety, Repair/Replace, Evaluate - The metal flue cap was damaged. Standard building practices require that metal flues terminate with a bird and weatherproof cap. A qualified person should evaluate and install, repair or replace cap(s) as necessary.
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Photo 30-1
 

31) Safety, Repair/Replace - The water heater appeared to be unstable and could possible tip over. This is a potential safety hazard. A qualified person should evaluate and repair as necessary and as per standard building practices.
32) Safety, Repair/Replace - Temperature-pressure relief valve drain line appeared to be short. This is a potential safety hazard due to the risk of scalding if someone is standing next to the valve when the valve opens. A qualified plumber should evaluate and repair as necessary.
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Photo 32-1
 

Heating
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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 system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Location of heating system: Attic
Heating type: Forced air
Fuel type: Natural gas
Manufacturer: Sure
Model/Serial: GF801U075AD36/GH5D302F511200159
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of distribution system: Appeared serviceable
Distribution system: Ducts and registers
Condition of controls: Appeared serviceable
Condition of air filters: Appeared serviceable
Location of air filters: At base of air handler
Model/Serial: GF801U075AS36/H5D302F511260133
Estimated Age:: 2012
Cooling / Heat Pump
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling 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 cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Condition of cooling system and/or heat pump: Appeared serviceable
Location: Right side of house.
Type: Split system
Estimated age: 2013
Approximate tonnage: 3
Manufacturer: Sure
Condition of distribution system: Appeared serviceable
Condition of controls: Appeared serviceable
Condition of air filters: Appeared serviceable
Location of air filters: At base of air handler
Model/Serial: RCU13410C3665/W491306688
Model/Serial: RCU13410C365/W471323718
33) Repair/Replace, Evaluate - The condensate drain lines was improperly terminated to close to the house. Water damage to surrounding structures may occur as a result. A qualified contractor should evaluate and repair as necessary.
Photo
Photo 33-1
 

Fireplaces / Stoves / Chimneys
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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, nor 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.
Condition of fireplaces, stoves: Not determined
Location #A: Living Room
Fireplace type: Prefabricated
Fuel type: Natural gas
Condition of chimneys: Appeared serviceable
Chimney type: Metal, with wood enclosure
34) Repair/Replace, Evaluate - The damper was not closing properly, the spark screen was difficult to operate and
minor cracks, pitting and/or deterioration were found in the firebox . A qualified contractor should evaluate and repair as necessary.
35) Comment - The gas fireplace in the living room was not fully evaluated because the gas valve key was not available. As per the Standards of Practice for both the National Association of Certified Home Inspectors (NACHI) and the American Society of Home Inspectors (ASHI) the inspector does not operate gas shut off valves or light pilot lights during inspections.
Kitchen
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Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of dishwasher: Not determined
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Natural gas
Condition of refrigerator: Appeared serviceable
Condition of built: Appeared serviceable
36) Repair/Replace, Evaluate - Both sink drains had an active leak. A qualified plumber should evaluate and repair as necessary.
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Photo 36-1
 

37) Repair/Replace, Evaluate - The dishwasher drain was substandard. If appears to be configured in a way that would allow waste water to drain back into the dishwasher. A qualified person should evaluate and repair as necessary.
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Photo 37-1
 

38) Minor defect - The dishwasher was not securely attached to the counter above. Fasteners were missing. A qualified person should repair as necessary.
39) Evaluate, Comment - The Inspector did not run the dishwasher due to substandard drain, not properly secured and leaks at kitchen drain. Recommend running a full cycle after corrections have been made.
Bathrooms / Laundry / Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Master
Location #B: Hall
Location #C: Half
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Condition of laundry facilities: Appeared serviceable
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes
40) Safety, Repair/Replace, Evaluate - The inspector was unable to determine if ground fault circuit interrupter (GFCI) protection is installed for the jetted tub's electric supply due to lack of access to the equipment below the tub. If no GFCI protection is installed, then this is a safety hazard due to the risk of shock. A qualified contractor and/or electrician should evaluate and install GFCI protection if none exists. If necessary, modifications should be made to allow access to the GFCI device for periodic evaluation and to reset it when it trips.
41) Repair/Replace, Evaluate - The toilet at location #A, B, Master, Hall was loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
42) Repair/Replace, Evaluate - Leaks were found at the toilet base at location #A, Master. A qualified plumber should evaluate and repair as necessary.

NOTE: The Inspector turned off the water supply at the toilet supply valve to prevent further leaks.
43) Repair/Replace, Evaluate - Damage was found at one or more water supply valves for the clothes washer. Threads for water connections were worn and may be near their service life. A qualified plumber should evaluate and repair or replace as necessary.
44) Repair/Replace, Evaluate - It appears the water faucet was improperly sized at the Jacuzzi bathtub in the Master Bath. It took over 35 minutes to fill up. A qualified person should evaluate and repair as necessary.
45) Repair/Replace - The bathtub faucet plate/housing in the Hall bath was substandard with sharp metal exposed. A qualified person should repair or replace as necessary.
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Photo 45-1
 

46) Repair/Maintain, Evaluate - The tile floor in the Master Bathroom appeared to be heated. The thermostat was not working at the time of inspection. Recommend consulting with the property owner about this. A qualified contractor should evaluate and repair as necessary
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Photo 46-1
 

47) Comment - The equipment for the jetted tub at location #A, Master was inaccessible (no access hatch). The inspector was unable to evaluate the jetted tub equipment.
Interior Rooms / Areas
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
Exterior door material: Wood, Metal
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable
Type of windows: Vinyl
Condition of windows: Appeared serviceable
Wall type or covering: Drywall
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall
Condition of ceilings: Appeared serviceable
Flooring type or covering: Carpet, Wood, Tile
Condition of flooring: Appeared serviceable
48) Safety, Repair/Replace, Evaluate - One or more guardrails were unsafe due to large gaps. This is a safety hazard. Standard building practices require that they:

A qualified contractor should evaluate all guardrails and repair, replace or install guardrails as necessary, and as per standard building practices.
Photo
Photo 48-1
 

49) Safety, Repair/Replace - Missing drywall was found in one ceiling section in the closet under stairs. This could be a safety issue in case of fire. A qualified person should repair as necessary.
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Photo 49-1
 

50) Repair/Replace, Evaluate - The upper right corner bedroom closet doors were difficult to latch. A qualified person should evaluate and repair as necessary.
51) Repair/Replace, Evaluate - Some windows that were built to open were difficult to open and close. They are located in the living room and den. A qualified person should evaluate all windows and repair as necessary.
52) Repair/Replace, Evaluate - Seals between multi-pane glass in upper bedroom window over garage appear to have failed based on condensation or stains between the panes of glass. A qualified contractor should evaluate and replace glass where necessary.
53) Repair/Replace, Evaluate - Stains and elevated levels of moisture was found in the living room ceiling areas. The stain(s) appear to be due to Master bath toilet plumbing leak. A qualified contractor should evaluate and repair as necessary.
54) Repair/Replace, Evaluate - Squeaking or creaking noises occur when walking on one or more sections of flooring in the upper right corner bedroom. Recommend having a qualified contractor evaluate and repair as necessary.
55) Repair/Replace, Evaluate - Wood flooring in the kitchen area was buckling and had minor damage. This may indicating that the floor has been wet in the past, or that repairs or the installation was substandard. The client should consider having a qualified contractor evaluate and repair or refinish floors as necessary.
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Main Gas Shut Off: Right side of house.
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Courtesy:
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Gas Shut off Fireplace: Right side of house.
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Main Power Shut Off: Left side of house.
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Courtesy: Both furnace systems in attic.
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Breaker Panel: Located in Garage.
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Main water Shut Off: Closet in Foyer.
 

AGREEMENT FOR HOME INSPECTION SERVICES

For in consideration of the terms of this Agreement for Home Inspection Services, Home Inspections By Don, LLC and Client agree as follows:

1. Home Inspections by Don, LLC agrees to perform a visual inspection of the subject property and to provide the Client with a written report identifying visually observable major deficiencies of the inspected systems and components that exist at the time of the inspection. The inspection is limited in scope and is not a building compliance inspection. The written report will include the following systems only: STRUCTURAL COMPONENTS, EXTERIOR STRUCTURE, ROOFING, FOUNDATION, ATTIC, DRAINAGE, BASEMENT OR CRAWL SPACE, INSULATION AND VENTILATION, PLUMBING, ELECTRICAL, HEATING AND CENTRAL AIR CONDITIONING.

2. Systems and items which are EXCLUDED from this inspection include, but are not limited to the following: recreational play-ground facilities, detached (out) buildings, geological and soil conditions, sprinkler systems (fire and lawn), solar systems, water wells, below ground septic or drainage systems, forced air furnace heat exchangers, hard wired smoke detectors, wiring not part of primary electrical distribution systems (including but not limited to: intercoms, cable TV, security systems, audio and computer systems) appliances including portable air conditioning units, humidifiers, and dehumidifiers, and items considered to be cosmetic. Any comments regarding excluded systems and items are for information only and are not part of the inspection. The presence or absence of pests including wood destroying insects is excluded from this inspection, except where noted for informational purposes. The Client is urged to contact a reputable Georgia licensed specialist if identification and extermination of pests/wood destroying organisms is desired.

3. The inspection report will be performed in accordance with the Standards of Practice of The American Society of Home Inspectors (ASHI), and the terms in this agreement shall have the same meaning given them in the ASHI standards. A copy of the ASHI standards will be provided at the client’s request or by visiting ASHI.com. The inspection and report are performed and prepared for the sole, confidential, and exclusive use and possession of the Client. Home Inspections By Don, LLC accepts no responsibility for use or misinterpretation by third parties.

4. Home Inspections By Don, LLC is not required to move personal property, debris, furniture, carpeting, or like materials which may impede or limit visibility. Concealed or latent defects are excluded from the inspection. Equipment and systems will not be dismantled. The inspection is not intended to be technically exhaustive, nor is it a compliance inspection for any governmental codes or regulations.

5. The inspection and report do not address, and are not intended to address, the possible presence of, or danger from Asbestos, Radon gas, lead paint, molds, mildew, urea formaldehyde, soil contamination, absence, presence, or condition of buried oil storage tanks, pesticides, toxic or flammable chemicals, water or airborne related illness or disease, and all other similar or potentially hazardous substances and conditions. The Client is urged to contact a competent specialist if information, identification or testing of the above is desired.

6. Home Inspections By Don, LLC does not hold itself out to be a “specialist” for any particular item. Home Inspections By Don, LLC is a general real estate inspection company. If we report that an item is not performing its intended function or needs repair, we urge you to have that item examined by a specialist before purchasing the property.

7. Home Inspections By Don, LLC recommends checking for permits on all additional construction performed on the property after the original construction.

8. NEITHER THE INSPECTION NOR THE INSPECTION REPORT IS A WARRANTY, EXPRESSED OR IMPLIED, REGARDING THE ADEQUACY, PERFORMANCE, OR CONDITION OF ANY INSPECTED STRUCTURE, SYSTEM OR ITEM. CLIENT ACKNOWLEDGES THAT CONDITION OF INSPECTED STRUCTURE, SYSTEM OR ITEM, IS SUBJECT TO CHANGE AFTER REPORT IS ISSUED. THE INSPECTION AND REPORT ARE NOT INTENDED TO REFLECT THE VALUE OF THE PREMISES, OR TO MAKE ANY REPRESENTATION AS TO THE ADVISABILITY OR INADVISABILITY OF PURCHASE OR SUITABILITY OF USE. THE INSPECTION AND REPORT ARE ONLY INTENDED TO EXPRESS THE OPINION OF THE INSPECTOR BASED ON A VISIBLE INSPECTION OF ACCESSIBLE PORTIONS OF STRUCTURE, SYSTEMS AND ITEMS OF EXISTING CONDITIONS, AT THE TIME OF INSPECTION.

9. The parties agree that the maximum liability for the inspector arising from failure to perform any of the obligations stated in this agreement or otherwise, regardless of circumstances, is limited to an amount NOT TO EXCEED THE FEE PAID FOR THE INSPECTION.

10. Client shall be liable for Home Inspections By Don, LLC attorney's fees in the event of litigation. Any negative comments/actions reflected on/towards HOME INSPECTIONS BY DON, LLC shall be grounds for a slander-suit for defamation of character in Superior Court. The defamation of character suit shall be filed against the instigator of said comments/actions.

11. Client represents and assures Home Inspections By Don, LLC that Client has secured all approvals necessary for entry onto the premises to be inspected. Client further agrees to defend, indemnify and hold harmless Home Inspections By Don, LLC from demands or claims alleging a trespass upon the premises to be inspected.

12. The Client is solely responsible for assuring all utilities are switched on and appliances are activated prior the inspection. The Inspector cannot turn on main water valves, turn on gas valves, ignite pilot lights, etc.

13. Payment, in check or cash, is due prior to start of the visual inspection. Dishonored checks will incur minimum service charge of $25.00. Client is responsible for any court costs, attorney fees, and collection costs resulting from any dishonored payment or failure to pay for services rendered when due.

14. This Agreement represents the entire agreement between Home Inspections By Don, LLC and the Client. No change or modification shall be enforceable against either party unless such change or modification is in writing and signed by all parties. This Agreement shall be binding and enforceable of the parties, and their heirs, executors, administrators, successors, and assigns.

This binding agreement was executed electronically by the Client.