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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):  Mr. Buyer
Property address:  123 Peachtree Street
Atlanta, GA 30309
Inspection date:  Monday, June 02, 2014

This report published on Monday, June 30, 2014 4:35:09 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
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
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: 20140602Sample
Time started: 10:45
Time finished: 2:25
Inspector: Don Fountain
Client present for discussion at end of inspection: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Inspection fee: .00
Type of building: Townhouse
Age of building(s): 1975
Source for building age: Property listing
Front of building faces: Northwest
Main entrance faces: Northwest
Occupied: Yes, Furniture or stored items were present
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: Level
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: Concrete
Condition of exterior stairs: Appeared serviceable
Condition of handrails: Appeared serviceable
Exterior stair material: Concrete
1) Repair/Replace - Fences were damaged or deteriorated in some areas. A qualified person should evaluate entire fence and repair as necessary.
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Photo 1-1
 

2) Repair/Replace - Both fence gates were difficult to open and close. A qualified person should evaluate and repair as necessary.
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: Metal/Stone
Condition of foundation and footings: Appeared serviceable
Foundation type: Slab on grade
Foundation material: Poured in place concrete
Footing material: Not determined
Condition of floor substructure: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
3) Repair/Replace, Evaluate - Some sections of siding and/or trim were loose, substandard. A qualified person should evaluate and repair, replace or install siding or trim as necessary.
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Photo 3-1
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Photo 3-2
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Photo 3-3
 

4) Maintain - The exterior finish on the front windows was failing. A qualified contractor should prep and paint areas as needed and as per standard building practices.
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): 2011
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: Cellulose loose fill
Roof ventilation: Appears serviceable
5) Safety, Repair/Replace, Evaluate - The wall in the attic separation was not fire-rated. The wall should have a fire rating to slow or prevent the spread of fire from the attic spaces above the living areas. A qualified contractor should evaluate and make modifications as necessary.
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Photo 5-1
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Photo 5-2

6) Repair/Replace, Evaluate - Some damage was found in one or more sections of sheathing. A qualified person should evaluate and repair as necessary.
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Photo 6-1
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Photo 6-2
Near the chimney.
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Photo 6-3
Near the chimney.
 

7) Repair/Replace, Comment - The ceiling insulation's R rating was significantly less than what's recommended for this area. Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency. For more information, visit:
http://www.eere.energy.gov/consumer/tips/insulation.html
8) Repair/Replace - Pull-down stairs were installed for the attic access. No insulation was installed above the stairs and no weatherstripping was installed around the hatch perimeter. To reduce air leakage, recommend installing weatherstripping and an insulated hatch cover.
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: Overhead
Number of service conductors: 3
Service voltage (volts): 120
Service amperage (amps): Not determined.
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Aluminum
Main disconnect rating (amps): Not determined
System ground: Not determined
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Upper Hall
Location of main disconnect: Not determined
Branch circuit wiring type: Non-metallic sheathed
Condition of branch circuit wiring: Serviceable
Smoke detectors present: No
Carbon monoxide detectors present: No
9) Safety, Repair/Replace - No smoke alarms were visible. This is a safety hazard. A qualified electrician should install smoke alarms as per standard building practices (functioning one exists in hallways leading to bedrooms, and in each bedroom, etc.). For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/5077.html
10) 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. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
11) Safety, Minor defect - The front wall-mounted exterior light fixture had wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.
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Photo 11-1
 

12) Repair/Replace, Evaluate - The legend for overcurrent protection devices (breakers or fuses) in the main panel was incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
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Photo 12-1
 

13) Repair/Replace, Evaluate - One receptacle in the kitchen was behind the stove and not usable.
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
Water service: Public
Service pipe material: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Not determined
Condition of waste lines: Appeared serviceable
Waste pipe material: Not determined.
Vent pipe condition: Appeared serviceable
Vent pipe material: Cast iron
Condition of fuel system: Appeared serviceable
Location of main fuel shut: Neighbors patio on back.
14) Repair/Replace, Evaluate - The front outside faucet appeared to be inoperable. No water flowed from the faucet when turned on. This may be due to a (winterizing) shut-off valve being turned off. Recommend that the client ask the property owner about inoperable faucet and/or have a qualified plumber evaluate and repair faucet(s) as necessary.
15) Evaluate - The inspector did not determine which of the water meters belong to this unit one in front and one and back. Recommend that the client consult with the property owner or with the local water municipality. It is especially important to find the meter if no main shut-off valve is found because the meter may be the only way to turn off the water supply in the event of an emergency, such as when a supply pipe bursts.
16) Evaluate - The inspector did not determine the location of the main water shut-off valve. The client should consult with the property owner to determine if a shut-off valve exists. If no shut-off valve is found for the structure, recommend having a qualified plumber install one to more easily allow the water supply to be turned off in the event of an emergency, such as when a supply pipe bursts.
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: A.O. Smith
Model/Serial: GCV 40 300/9211980000
Location of water heater: Utility room
Water temperature (degrees Fahrenheit): 124
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
17) Safety, Repair/Replace, Evaluate - The vent hood was not properly aligned on top of the water heater. The flue draft may be affected as a result. In some cases exhaust gases can enter living spaces. This is a potential safety hazard. A qualified contractor should evaluate and repair or replace as necessary.
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Photo 17-1
 

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: Utility room
Heating type: Forced air
Fuel type: Natural gas
Manufacturer: Carrier
Model/Serial: 58CVA070-12/0203A26203
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
18) Safety, Repair/Replace, Evaluate - Combustible materials were too close to the flue pipe in the attic. This is a fire hazard. Combustible materials should be moved well away from the flue or repairs made by a qualified contractor as necessary. Standard building practices typically require the following clearances:
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Photo 18-1
 

19) Repair/Replace, Evaluate - The covers for the air filter was substandard, will not close properly. As a result, unfiltered air may flow through the system, and equipment life and the indoor air quality may be reduced. A qualified person should evaluate and repair as necessary.
20) Repair/Replace, Evaluate - The Inspector was unable to find a HVAC supply vent in the half bath. Recommend a qualified contractor evaluate and repair as necessary.
21) Repair/Replace - The bedroom air supply registers was loose or installed in a substandard way. Repairs should be made as necessary so registers are securely attached, flush with the surface they are installed on, and otherwise correctly installed.
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Photo 21-1
 

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: Back of house.
Type: Split system
Estimated age: 2003
Approximate tonnage: 2
Manufacturer: Carrier
Condition of distribution system: Appeared serviceable
Condition of controls: Appeared serviceable
Condition of air filters: Appeared serviceable
22) Comment - The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. This system appears to be near this age and may need replacing in the near future.
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: Evaluate
Chimney type: Metal with wood enclosure.
23) Safety, Repair/Replace, Evaluate - The inspector found substandard installation of the gas line at the fireplace in the living room. The gas line has no shut off valve inside or outside the firebox. The gas line is run all around the perimeter of the unit exposed on the outside and could be damaged. Recommend having a qualified contractor evaluate and repair as necessary.
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Photo 23-1
 

24) Repair/Replace, Evaluate - The chimney showed moderate evidence of leaning. Chimney may need bracing, or in some extreme cases, removal. A qualified contractor should evaluate and repair or replace as necessary.
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Photo 24-1
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Photo 24-2

25) Repair/Replace - Gaps were found between the chimney and the building exterior on both sides. A qualified person should repair as necessary to prevent water, insect and/or vermin intrusion.
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Photo 25-1
 

26) Comment - The gas fireplace in the living room was not fully evaluated because the pilot light was off. 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 garbage disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
Condition of refrigerator: Appeared serviceable
Condition of built: Appeared serviceable
27) Safety, Repair/Replace, Evaluate - The kitchen sink drain trap appears to be substandard by not being vented properly. A qualified plumber should evaluate and repair as per standard building practices.
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Photo 27-1
 

28) Safety, Repair/Replace - Wiring for the garbage disposal was substandard by having exposed wire splices. Non-metallic sheathed wiring was exposed and subject to damage. Standard building practices call for such wiring to be protected with BX armored conduit or to be made of flexible appliance cable. This is a potential safety hazard for shock. A qualified contractor should repair as necessary.
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Photo 28-1
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Photo 28-2

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: Full
Location #B: 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
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, Sliding glass
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable
Type of windows: Vinyl, Wood, Double hung
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
Condition of flooring: Appeared serviceable
29) Safety, Comment - The rise of the top stair varies in height to other risers. Standard building practices require that:

At a minimum, the client should be aware of this hazard, especially when guests who are not familiar with the stairs are present. Ideally a qualified contractor should evaluate and repair as necessary, and as per standard building practices.
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Photo 29-1
 

30) Repair/Replace, Evaluate - Wood flooring in some areas of the living room/dining room was buckling and had minor stains. This may indicating that the floor has been wet in the past, or that repairs or the installation was substandard. Recommend consulting with the property owner about this. The client should consider having a qualified contractor evaluate and repair or refinish floors as necessary.
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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.