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.
Curtis Home InspectionWebsite: http://www.reporthost.com/curtishome
Phone: (706) 897-1018
121 Notla Mountain Retreat
Blairsville GA 30512
Inspector: Stanley Tyler
Property Inspection Report
||Your Name Here
||Let me help you Understand Your home
||Sunday, October 10, 2010
This report published on Monday, January 13, 2014 1:03:51 PM EST
How to Read this Report
This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
|Safety||Poses a safety hazard|
|Repair/Replace||Recommend repairing or replacing|
|Repair/Maintain||Recommend repair and/or maintenance|
|Minor Defect||Correction likely involves only a minor expense|
|Maintain||Recommend ongoing maintenance|
|Evaluate||Recommend evaluation by a specialist|
|Monitor||Recommend monitoring in the future|
|Comment||For your information|
Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp
Report number: Inspector:
Stanley TylerWeather conditions during inspection:
RainTemperature during inspection:
ColdPresent during inspection:
ClientClient present for discussion at end of inspection:
YesWeather conditions during inspection:
Dry (no rain)Temperature during inspection:
One houseAge of main building:
2008Source for main building age:
A home inspection is intended to assist in the evaluation of the overall condition of the home. I
attempt to give the client a comprehensive, clear unbiased view of the home. My inspection is
performed to the NACHI standards of performance for home inspectors. All items designated for
inspection by the NACHI standard are inspected, and are satisfactory unless otherwise noted in the
IT IS NOT POSSIBLE to find every defect in the home during a standard home inspection. I
attempt to ensure that "MAJOR' issues with the home are identified as part of my process. Although
some minor items may be mentioned. I will add pictures to the report to help explain a comment,
every defect may not have a picture.
How I use pictures in this report
I use pictures in my reports to help explain what it is I see, and as to the condition of the home.
NOT ALL DEFECTS will have pictures and NOT ALL PICTURES are of defects.
All things mechanical can fail at any time
It must be noted that any mechanical device can fail at any time and its life expectancy cannot be
determined. Items in the home can and do experience failure without prior indications. This report is
a snap shot of the condition of the home at the time of inspection. I am not responsible for future
failure. This report does not address: environmental hazards, Lead based paint, Radon Gas, Pest or
Wood Destroying Insects or Molds.
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.Condition of fences and gates:
Appeared serviceableFence and gate material:
Wood, WireSite profile:
Minor slopeCondition of driveway:
Appeared serviceableDriveway material:
AsphaltCondition of deck, patio and/or porch covers:
Appeared serviceableDeck, patio, porch cover material and type:
Covered (Refer to Roof section)Condition of decks, porches and/or balconies:
Appeared serviceableDeck, porch and/or balcony material:
Wood, Masonry, StoneCondition of stairs, handrails and guardrails:
Appeared serviceableExterior stair material:
Risers for stairs on rear deck were higher than 7 3/4 inches and posed a fall or trip hazard. Risers should be 7 3/4 inches or shorter. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.
Exterior and Foundation
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 groundCondition of wall exterior covering:
Appeared serviceableApparent wall structure:
Wood frameWall covering:
Cement fiberApparent foundation type:
Finished basementFoundation/stem wall material:
Poured in place concreteFooting material (under foundation stem wall):
Poured in place concrete
Stone veneer on foundation had loose rock in many areas.
Although this is mainly a cosmetic issue falling rock could also pose a safety issue as well.
Recommend repair all loose rock and monitoring/maintain in the future.
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 also excluded from this inspection. Note that 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 basement in the future. Access to the basement 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 does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.
Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Ceiling in basement had dry stains . Client verified the dishwasher had leaked in the past causing these. Recommend drywall should be cut out for further evaluation of unexposed structure.
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.Roof inspection method:
TraversedCondition of roof surface material:
Appeared serviceableCondition of exposed flashings:
Appeared serviceableRoof surface material:
Asphalt or fiberglass composition shinglesRoof type:
GableApparent number of layers of roof surface material:
OneGutter and downspout material:
MetalGutter and downspout installation:
Some composition shingles were missing, damaged. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
One or more gutters were leaking, corroded. 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.
Additional roof photos
Attic and Roof Structure
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.Attic inspection method:
TraversedLocation of attic access point #A:
Master bedroom closetCondition of roof structure:
Appeared serviceableRoof structure type:
TrussesCondition of insulation in attic (ceiling, skylight chase, etc.):
Appeared serviceableCeiling insulation material:
Fiberglass roll or battApproximate attic insulation R value (may vary in areas):
R-30Roof ventilation type:
Ridge vent(s), Enclosed soffit vents
The ceiling insulation in one or more areas of the attic was missing. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).
This was in one small area over the master bathroom
One or more exhaust ducts (e.g. bathroom fan, clothes dryer) in the crawl space have come apart or were loose. This can result in increased moisture levels inside the structure and is a conducive condition for wood-destroying organisms. Recommend that a qualified person make permanent repairs as necessary.
Additional Attic photos
Garage or Carport
The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.Condition of automatic opener(s):
AttachedCondition of door between garage and house:
Appeared serviceableCondition of garage vehicle door(s):
Appeared serviceableType of garage vehicle door:
SectionalNumber of vehicle doors:
1Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing):
YesCondition of garage floor:
Appeared serviceableCondition of garage interior:
Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
Garage opener light was not working. May be missing bulbs
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.Primary service type:
UndergroundService voltage (volts):
120-240Estimated service amperage:
200Primary service overload protection type:
Circuit breakersService entrance conductor material:
Stranded aluminumMain disconnect rating (amps):
Ground rod(s) in soilLocation of main service panel #A:
BasementLocation of main service panel #B:
BasementLocation of main disconnect:
Breaker at top of main service panelBranch circuit wiring type:
Non-metallic sheathedGround fault circuit interrupter (GFCI) protection present:
YesArc fault circuit interrupter (AFCI) protection present:
Bare wire ends, or wires with a substandard termination, were found at one or more locations. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary. For example, by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction box.
Above water heater
One or more receptacle boxes were . This is a potential safety hazard for shock or fire. Recommend that a qualified electrician repair as necessary.
GFI in garage was loose and although working made odd buzzing sounds when tested. Recommend replacing.
One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
Additional electric photos
Plumbing / Fuel Systems
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.Water service:
PublicWater pressure (psi):
53Location of main water meter:
Not determined (obscured, inaccessible or none found)Location of main water shut-off:
BasementService pipe material:
PlasticSupply pipe material:
CPVC plasticCondition of drain pipes:
Appeared serviceableDrain pipe material:
PlasticCondition of waste lines:
Appeared serviceableWaste pipe material:
PlasticVent pipe condition:
Appeared serviceableVent pipe material:
PlasticVisible fuel storage systems:
The inspector did not determine the location of the water meter. Recommend consulting with the property owner to determine the meter location, that you locate it yourself, or consult with the local water municipality if necessary. 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.
Main water shut off (basement)
Propane shut offs (basement)
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.Type:
2008Capacity (in gallons):
80Temperature-pressure relief valve installed:
Bradford WhiteSerial number:
cj186968Location of water heater:
BasementHot water temperature tested:
YesWater temperature (degrees Fahrenheit):
Water heater appeared to be malfunctioning or the thermostats were not working properly (Stuck). After an adjustment was made it began working correctly. Recommend a tech further evaluate. At the very least monitor for future issues
Heating, Ventilation and Air Condition (HVAC)
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).General heating system type(s):
Heat pumpGeneral heating distribution type(s):
Ducts and registersForced air heating system fuel type:
Electric, PropaneForced air heating system manufacturer:
CarrierLocation of forced air furnace:
BasementCondition of furnace filters:
Appeared serviceableLocation for forced air filter(s):
Behind return air grill(s)Condition of cooling system and/or heat pump:
Appeared serviceableCooling system and/or heat pump fuel type:
Heat pumpEstimated age:
CarrierCondition of controls:
The last service date of the forced air heating/cooling system appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.
Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
additional HVAC photos
Fireplaces, Stoves, Chimneys and Flues
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 wood-burning fireplaces, stoves:
Appeared serviceableWood-burning fireplace type:
MasonryFan or blower installed in wood-burning fireplace or stove:
NoCondition of chimneys and flues:
Appeared serviceableWood-burning chimney type:
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.
Stone veneer on chimney and fireplace had loose rock in many areas.
Although this is mainly a cosmetic issue falling rock could also pose a safety issue as well.
Recommend repair all loose rock and monitoring/maintain in the future.
Additional fireplace photos
The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; 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. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.Permanently installed kitchen appliances present during inspection:
Range, Dishwasher, Refrigerator, Microwave ovenCondition of counters:
Appeared serviceableCondition of cabinets:
Appeared serviceableCondition of range, cooktop or oven:
Appeared serviceableRange, cooktop or oven type:
Propane, ElectricType of ventilation:
Hood over range or cooktopCondition of refrigerator:
Appeared serviceableCondition of built-in microwave oven:
The dishwasher was inoperable. Recommend that a qualified specialist evaluate and repair or replace as necessary.
Water supply to the dishwasher was turned off due to a past leak in the supply line
water damage and dry stains
were found in cabinet under sink and around/under dishwasher.
client verified this was caused by a past leak from the dishwasher supply line.
No elevated levels of moister were found
Additional kitchen photos
Bathrooms, Laundry and Sinks
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.Location #A:
Full bath, Master bath, first floorLocation #B:
Full bath, first floorLocation #C:
Half bath, first floorLocation #D:
Full bath, second floorLocation #E:
Full bath, basementLocation #F:
Full bath, basementCondition of counters:
Appeared serviceableCondition of cabinets:
Appeared serviceableCondition of flooring:
Appeared serviceableCondition of sinks and related plumbing:
Appeared serviceableCondition of toilets:
Appeared serviceableCondition of bathtubs and related plumbing:
Appeared serviceableGas supply for laundry equipment present:
Not determined240 volt receptacle for laundry equipment present:
Tub spouts in bathrooms #E and #F (basement)
were connected in a substandard way. both were found to be loose and could be easily broken. Recommend repair.
The bathtub drain stopper mechanism at location(s) #B was difficult to operate. Recommend that a qualified person repair or replace as necessary.
Gaps, no caulk, or substandard caulking was found at master bath jetted tub splash. Water can penetrate this area and cause damage. Recommend that a qualified person repair as necessary. For example, by installing or replacing caulk.
additional bathroom photos
Interior, Doors and Windows
The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues 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, drawer, cabinet door or closet door 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 and/or source of odors is not within the scope of this inspection.Condition of walls and ceilings:
Appeared serviceableWall type or covering:
Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
One or more sliding glass doors were difficult to open or close and had broken glass Recommend that a qualified person maintain, repair or replace door(s) as necessary.
Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:http://www.reporthost.com/?ECC
Master bath wall crack below window
Thank You for choosing "Curtis Home Inspection"
Please feel free to call me with any questions at 706-897-1018