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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):  Shawn Newingham
Property address:  403 Long Shore Way
Newnan, GA 30265
Inspection date:  Friday, February 12, 2016

This report published on Saturday, February 13, 2016 11:28:33 AM 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 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: Two car with double wide door.
Attic: 2nd hall pull down stair access.
Electric service
Water heater: In Garage.
Heating and cooling: Three systems.
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Basement: Water service access only.
Kitchen
Bathrooms: Three and half.
Interior rooms


General Information
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Report number: 021216
Time started: 9:30 AM
Time finished: 12:00 PM
Inspector: Steve Dion ACI/CRT
Client present for discussion at end of inspection: No
Weather conditions: Partly cloudy
Temperature: Cool, 41 degrees.
Ground condition: Dry
Type of building: Single family
Buildings inspected: One.
Number of residential units inspected: One.
Age of building(s): Built 2006
Source for building age: Client, Inspector's estimate
Front of building faces: West
Main entrance faces: West
Occupied: Yes, Furniture or stored items were present
Property owner's name: Private seller
Additions and modifications: Basement finished.

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 average to above average.
There were no visible structural concerns.

3) Infrared thermography camera scan of building and electrical panels (2) found no anomalies.

4) Hunter controlled irrigation system installed on property. Irrigation systems are outside scope of inspection however Inspector will operate system as a courtesy only. The unit responded through 4 stations. Only a qualified irrigation contractor can fully evaluate and test the irrigation system.
Photo
Photo 4-1
HUNTER CONTROL IRRIGATION SYSTEM CONTROL UNIT IN GARAGE.
 

Exterior
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Footing material: Not visible
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Cement-based clapboard, Cement-based panels, Brick veneer
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core fiberglass, Glass panel

5) Siding/trim is damaged and/or deteriorated in one or more areas. Right bottom of front bay window. A qualified contractor should evaluate and make repairs and/or replace siding/trim as necessary to prevent water and vermin intrusion.
Photo
Photo 5-1
DETERIORATED TRIM PIECE AT RIGHT BOTTOM OF FRONT BAY WINDOW.
 

6) Moderate cracks and/or deterioration found in one or more sections of brick veneer. Front over bay window metal roof. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar, replacing bricks and/or sections of veneer.
Photo
Photo 6-1
MODERATE CRACK/DETERIORATION IN BRICK VENEER OVER FRONT BAY WINDOW METAL ROOF. RIGHT SIDE.
Photo
Photo 6-2
MODERATE CRACK/DETERIORATION IN BRICK VENEER OVER FRONT BAY WINDOW METAL ROOF. LEFT SIDE.

7) Soffit boards are damaged or deteriorated in one or more areas. Left upper over garage roof. (see fascia picture). A qualified contractor should evaluate and make repairs as necessary.

8) Fascia boards are damaged or deteriorated in one or more areas. Upper left front over garage roof. A qualified contractor should evaluate and make repairs as necessary.
Photo
Photo 8-1
DETERIORATED FASCIA AND SOFFIT AT UPPER LEFT FRONT OVER GARAGE ROOF.
 

9) Minor cracks and/or deterioration were found in one or more retaining walls. Left back next to deck. Recommend repairing cracks with mortar, elastomeric sealant, or other suitable material to prevent water intrusion and further deterioration. The client(s) should monitor such walls in the future for continued deterioration (cracking, leaning, bowing, etc.). Repairs and/or replacement by a qualified contractor may be necessary in the future.
Photo
Photo 9-1
MINOR CRACKS IN LEFT BACK RETAINING WALL.
 

10) Exterior components, fixtures, deck sub-structure and GFCI protected outlets appear/tested serviceable with noted exception(s) and concerns. Note: exterior outlets are GFCI protected via the garage GFCI. This is a common wiring configuration.

11) Minor cracks 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(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: Cross gable
Roof covering: Asphalt or fiberglass composition shingles, Metal
Estimated age of roof: 10 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: Two car with double wide door.
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14) Garage components, fixtures, vehicle door opener safety reverse and GFCI protected outlet appear/tested serviceable.

15) Much of the garage, including areas around the interior perimeter and in the center are excluded from this inspection due to lack of access from stored items.
Photo
Photo 15-1
STORED ITEMS IN GARAGE BLOCKING PERIMETER AND CENTER VIEW.
 

Attic: 2nd hall pull down stair access.
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Inspection method: Partially traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass loose fill
Insulation estimated R value: R-38

16) Attic components and structure appear serviceable.

17) 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): 200
Service voltage (volts): 120/240
Location of main service switch: Exterior panel on right side of house next to meter.
Location of sub panels: Main circuit breaker panel in garage. 100 AMP sub-panel in basement front center room.
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil, Cold water supply pipes
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes

18) Electric service, main disconnect, main circuit breaker panel, sub-panel and AFCI circuit breakers (5) appear/tested serviceable.

Water heater: In Garage.
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Estimated age: 10 years.
Type: Tank
Energy source: Electricity
Capacity (in gallons): 66
Manufacturer: A.O. Smith
Model: ECT 66 200
Water temperature (degrees Fahrenheit): 123

19) 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.

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

Heating and cooling: Three systems.
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Estimated age: Basement (Goodman Unit)-9 years. First floor (Carrier Unit) new. Second floor (Fraser Johnston Unit) 10- years.
Primary heating system energy source: Electric
Primary heat system type: Heat pump
Primary A/C energy source: Electric
Primary Air conditioning type: Heat pump
Distribution system: Flexible ducts
Manufacturer: Carrier, Goodman, Fraser Johnston
Model: Basement (Goodman) 2.0 ton unit. First floor (Carrier) 2.5 ton unit. Second floor (Fraser Johnston) 3.5 ton unit.
Filter location: At the base of the furnace
Last service date: Unknown.

21) No filter is visible for the heating/cooling system. Carrier air handler in attic. As a result, unfiltered air will flow through the system, and the heating/cooling equipment life and the indoor air quality may be reduced. Correctly sized filter(s) should be installed. If necessary, guides or retaining devices should be installed or repaired so filter(s) are securely anchored and gaps around edges are minimized.
Photo
Photo 21-1
FIRST FLOOR CARRIER AIR HANDLER IN ATTIC, UNIT MISSING FILTER.
 

22) Basement heat pump condenser did not produce adequate heat. The supply output temperature was only 6 degrees higher than the room ambient temperature. System output should be between 20 to 30 degrees higher than room temperature. Rec. service by qualified HVAC contractor.
Photo
Photo 22-1
BASEMENT HEAT PUMP CONDENSER NEEDS SERVICE.
 

23) Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.

24) First and second floor heat pump systems responded to controls and appear/tested serviceable with noted missing filter exception.

Plumbing and laundry
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Water pressure (psi): 58
Location of main water shut-off valve: Basement right front side wall. Behind access panel in media room.
Location of main water meter: Right front of property.
Location of main fuel shut-off: N/A
Visible fuel storage systems: None.
Water service: Public
Service pipe material: Not visible
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic

25) Recommend having the septic tank inspected. Recommend having the tank pumped if it was last pumped more than 3 years ago.

26) The laundry sink is not anchored to the wall or floor. Located in basement. A qualified contractor should securely anchor the sink to the wall and/or floor to prevent damage to and leaks in the water supply and/or drain pipes due to the sink being moved.
Photo
Photo 26-1
BASEMENT LAUNDRY SINK NOT ANCHORED.
 

27) Property is equipped with an alarmed septic liquids lift pump system. Rec. monitor system for proper operation.
Photo
Photo 27-1
SEPTIC LIQUIDS LIFT PUMP RESET AT RIGHT BACK CORNER OF HOUSE.
Photo
Photo 27-2
SEPTIC LIQUIDS LIFT PUMP TANK ACCESS AT RIGHT BACK OF PROPERTY.

28) Plumbing system and laundry connections appear/tested serviceable.

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

Fireplaces, woodstoves and chimneys
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Fireplace type: Metal prefabricated, Two units.
Chimney type: Metal

30) Two fireplaces components appear serviceable.

31) The two fireplaces appear to have never been used.
Photo
Photo 31-1
FIREPLACES (2) NEVER USED.
 

Basement: Water service access only.
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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: Solid wood joists

32) Due to basement being finished foundation walls and ceiling joists were not visible for evaluation. Finished areas of basement included in bathrooms and interior rooms sections of the report.

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

Bathrooms: Three and half.
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34) One or more faucets leak by handle(s) or at their base when turned on. Master bath tub faucet. A qualified plumber should evaluate and repair as necessary.
Photo
Photo 34-1
MASTER BATH JET TUB FAUCET LEAKS WHEN ON.
 

35) One or more sink stopper mechanisms are missing, or need adjustment or repair. Right master bath sink stopper won't close. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
Photo
Photo 35-1
MASTER BATH RIGHT SINK DRAIN STOPPER WON'T CLOSE.
 

36) Bathroom components, fixtures, master jet tub, jet tub GFCI and GFCI protected outlets appear/tested serviceable with noted exception(s). Note: second floor hall and master bath electrical outlets are GFCI protected via the half bath GFCI. This is a common wiring configuration.

Interior rooms
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37) One or more smoke alarms are damaged, deteriorated and/or missing from their mounting brackets. Garage missing and media room detached from bracket. Damaged and/or missing smoke alarms should be replaced as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
Photo
Photo 37-1
GARAGE SMOKE ALARM MISSING.
Photo
Photo 37-2
MEDIA ROOM SMOKE ALARM DETACHED FROM MOUNT.

38) Screen(s) in one or more windows are missing. Second floor bedroom. 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 38-1
CENTER BACK BEDROOM WINDOW MISSING SCREEN.
 

39) Screen(s) in one or more windows are torn or have holes in them. Basement window screens. Screens should be replaced where necessary.
Photo
Photo 39-1
BACK BASEMENT WINDOW SCREENS TORN/DAMAGED.
Photo
Photo 39-2
BACK BASEMENT WINDOW SCREENS TORN/DAMAGED.

40) One or more exterior entrance doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor. Basement entry door bottom of casing deteriorated/rot.
Photo
Photo 40-1
BASEMENT ENTRY DOOR, BOTTOM OF CASING ROT/DETERIORATED.
 

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

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