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GEMINI HOME INSPECTORS LLC

Website: http://www.geminihomeinspectors.com
Inspector's email: STEPHENLT1@AOL.COM
Phone: (404) 931-5371
FAX: (770) 253-7632

 

Property Inspection Report

Client(s):  John & Susan Hall
Property address:  252 Highwoods Parkway
Newnan, GA 30265
Inspection date:  Wednesday, November 11, 2015

This report published on Thursday, November 12, 2015 12:17:06 PM EST

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a risk of injury or death
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeServiceableItem or component is in serviceable condition
Concern typeCommentFor your information

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

Table of Contents
General Information
Exterior
Roof
Garage: 2 car with double wide metal door.
Attic: Bonus room access (2).
Electric service
Water heater: In basement.
Heating and cooling: Two systems, one dual zoned.
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Basement: Unfinished.
Kitchen
Bathrooms; Four full baths.
Interior rooms


General Information
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Report number: 111115
Time started: 1:30 PM
Time finished: 4:05 PM
Inspector: Steve Dion ACI
Present during inspection: Property owner
Client present for discussion at end of inspection: No
Weather conditions: Partly cloudy
Temperature: Warm, 70 degrees
Ground condition: Damp
Type of building: Single family
Buildings inspected: One
Number of residential units inspected: One.
Age of building(s): Built 2005-2006
Source for building age: Property owner, Property listing
Front of building faces: Southwest
Main entrance faces: Southwest
Occupied: No, Furniture or stored items were present
Property owner's name: Private seller.
Additions and modifications: None disclosed.

1) Location references to items identified in the inspection report are from facing front of house at street.

2) Inspected property exhibited above average construction practices and materials for the period. Maintenance practices appeared above average.

3) Infrared thermographic scan of the structure and electrical panels found no anomalies.

4) Property is equipped with a Hunter control irrigation system, Irrigation systems are outside scope of inspection. Rec. consult with owner regarding proper operation of the system.

Exterior
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Footing material: Not visible
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame, 2X6 framing.
Wall covering: Cement-based clapboard, Cement-based panels, Stone veneer
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete, Paving stones
Exterior door material: Glass panel

5) One or more retaining walls higher than three feet exist on this property and guardrails or barriers are missing or inadequate. Area next to stairs. This is a safety hazard due to the risk of falling. At a minimum, the client(s) should be aware of this hazard, especially when children are present. Ideally a qualified contractor should install adequate guardrails or make modifications to existing barriers as necessary above retaining walls higher than 3 feet to eliminate fall hazards. Dense shrubbery or vegetation may be acceptable as a barrier, but only when mature enough to be effective.
Photo
Photo 5-1
LANDSCAPE TIMBER RETAINING WALL MISSING GUARDRAIL/BARRIER NEXT TO STAIRS.
 

6) Top section of deck stair stringers are toe-nailed to ledger only. Stringers should have support rail or brackets installed for proper support. Rec. repair by qualified contractor.
Photo
Photo 6-1
DECK UPPER STAIR STRINGERS MISSING SUPPORT RAIL OR BRACKETS.
 

7) One or more minor cracks (1/8 inch or less) were found in the foundation. Two small cracks found on right side foundation wall, (viewed from basement). These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:
Photo
Photo 7-1
MINOR CRACK IN FOUNDATION WALL AT RIGHT SIDE WALL.
Photo
Photo 7-2
SMALL CRACK IN FOUNDATION WALL RIGHT SIDE NEXT TO WALL STEP DOWN.

8) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
Photo
Photo 8-1
SHRUBS IN CONTACT WITH STRUCTURE, RIGHT FRONT CORNER.
 

9) Wooden timbers in one or more retaining walls have minor amounts of rot and/or damage by wood destroying insects. Left corner of wall top timber. The client(s) should monitor such walls in the future for continued rotting and/or damage. Repairs and/or replacement by a qualified contractor may be necessary in the future.
Photo
Photo 9-1
LANDSCAPE TIMBER RETAINING WALL DETERIORATED AT LEFT CORNER.
 

10) Exterior components, fixtures, deck sub-structure, and GFCI protected outlets appear/tested serviceable with noted exception(s). Note: exterior electrical outlets are GFCI protected via the basement GFCI next to electrical panels.

11) Minor cracks were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

Roof
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Roof inspection method: Viewed from eaves on ladder, Viewed from ground with binoculars
Roof type: Gable, Hipped
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 9 years.
Gutter & downspout material: Aluminum
Roof ventilation: Adequate

12) Roof components and flashings appear serviceable.

13) Because of the roof covering type and/or the configuration of the roof, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.

Garage: 2 car with double wide metal door.
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14) Weatherstrip at the sides and/or bottom of the vehicle door is damaged and/or deteriorated. Left side damaged. It should be replaced where necessary to prevent water and vermin intrusion.
Photo
Photo 14-1
GARAGE VEHICLE DOOR WEATHERSTRIP DETERIORATED AT LEFT SIDE.
 

15) Garage components, fixtures, vehicle door opener safety reverse and GFCI protected outlet appear/tested serviceable with noted exception(s). Note: garage electrical outlet is GFCI protected via the basement GFCI next to electrical panels.

Attic: Bonus room access (2).
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Inspection method: Partially traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Insulation material: Fiberglass loose fill, Fiberglass roll or batt
Insulation estimated R value: R-30

16) Insulation has fallen from wall in walk in attic area next to garage. Rec. repair fallen insulation for proper energy efficiency.
Photo
Photo 16-1
WALK IN ATTIC AREA, INSULATION FALLEN FROM WALL.
 

17) Attic components and structure appear serviceable.

18) Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.

Electric service
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Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 150, X two. 300 AMPS total.
Service voltage (volts): 120/240
Location of main service switch: Exterior panels on left side of house next to meter.
Location of sub panels: Two main circuit breaker panels in basement left side.
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 150, X two.
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes

19) Electric service, main disconnects (2), circuit breaker panels (2), GFCI circuit breaker (1) and AFCI circuit breakers (6) appear/tested serviceable.

Water heater: In basement.
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Estimated age: 9 years.
Type: Tank, with expansion tank.
Energy source: Natural gas
Capacity (in gallons): 50
Manufacturer: Rheem
Model: 22V50F1

20) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.

21) Water heater components and connections appear/tested serviceable.

Heating and cooling: Two systems, one dual zoned.
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Estimated age: 9 years each.
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Flexible ducts
Manufacturer: Ruud
Model: AC condensers-2.0 ton dual zoned. 3.5 ton single zoned.
Filter location: At the base of the furnace, Size-16X25X1
Last service date: Under service contract-Filters clean.

22) Supply air from the air conditioning system was not cool enough. Both systems. It should be 14 to 20 degrees Fahrenheit cooler than at the return duct(s), or current room temperature. Infrared scan recorded 7 degrees for 2.0 ton system and 9 degrees for 3.5 ton system. This may be caused by refrigerant loss, dirty coils, a failing compressor, an over sized fan, or a deficient return air system. A qualified heating and cooling contractor should evaluate and repair as necessary.

23) Two gas furnaces responded to controls and appear/tested serviceable.

Plumbing and laundry
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Water pressure (psi): 54
Location of main water shut-off valve: Basement front center wall.
Location of main water meter: Left front of property.
Location of main fuel shut-off: At gas meter.
Visible fuel storage systems: None.
Water service: Public
Service pipe material: Not visible
Supply pipe material: CPVC
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic

24) The clothes dryer exhaust duct appears to need cleaning. At exhaust left side of house. Significant amounts of lint build up was found. This is a safety hazard due to the risk of fire from decreased air flow. This duct should be cleaned now and annually, or more often if necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service. For more information, visit http://www.cpsc.gov/CPSCPUB/PUBS/5022.html or http://chimneykeepers.com/dryerclean.html
Photo
Photo 24-1
DRYER EXHAUST DUCT LINT CLOGGED, LEFT SIDE OF HOUSE.
 

25) Plumbing system, gas supply and laundry components appear/tested serviceable with noted exception(s).

26) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.

27) Basement is "stubbed" for bathroom with waste sump ejector pump pit installed.
Photo
Photo 27-1
WASTE SUMP PIT INSTALLED FOR FUTURE BATHROOM IN BASEMENT.
 

Fireplaces, woodstoves and chimneys
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Fireplace type: Metal prefabricated, gas log only.
Chimney type: Metal, back vented.

28) Gas log fireplace responded to controls and appears serviceable.

Basement: Unfinished.
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Insulation material underneath floor above: Fiberglass roll or batt
Pier or support post material: Bearing wall
Beam material: Built up wood
Floor structure above: Engineered wood joists

29) Basement components and structure appear serviceable.

30) Repair areas to foundation walls and floor. Client should consult with home owner regarding these repairs.
Photo
Photo 30-1
PRIOR REPAIR TO FOUNDATION WALL IN LEFT SIDE AT WALL STEP DOWN.
Photo
Photo 30-2
CUT-OUT REPAIR TO BASEMENT SLAB.
Photo
Photo 30-3
PRIOR REPAIR TO FOUNDATION WALL AT FRONT NEXT TO PLUMBING & WASTE LINE PENETRATIONS.
 

Kitchen
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31) Kitchen components, fixtures, appliances and GFCI protected outlets appear/tested serviceable.

Bathrooms; Four full baths.
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32) Bathroom components, fixtures, jet tub, jet tub GFCI (in panel) and GFCI protected outlets appear/tested serviceable.

Interior rooms
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33) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

34) Screen(s) in one or more windows are missing. Stored in basement. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.
Photo
Photo 34-1
WINDOW SCREENS STORED IN BASEMENT.
 

35) One or more exterior entrance doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor. Door to deck bottom of casing deteriorated/rot.
Photo
Photo 35-1
ENTRY DOOR TO DECK, BOTTOM OF CASING ROT/DETERIORATED.
 

36) Interior components and fixtures appear/tested serviceable with noted exception(s).

37) Minor cracks were found in ceilings in one or more areas. Bonus room dormer area. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
Photo
Photo 37-1
MINOR CRACK IN BONUS ROOM CEILING AT FRONT DORMER.
 

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