Summary Page
| Property Inspection Report | |
| Client(s): | Tina Phillips |
| Property address: | 202 Anywhere St. Canton GA 30114 |
| Inspection date: | Friday, June 29, 2007 |
2) Exterior:
Safety, Repair/Replace, Evaluate
- One or more large trees on the property may be likely to fall on the structure, and are a potential safety hazard. Recommend consulting with a qualified arborist to determine if tree(s) need to be removed and/or pruned.
3) Exterior:
Safety, Repair/Replace, Evaluate
- One ground fault circuit interrupter (GFCI) electric receptacle at lower deck next to stairs did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
4) Exterior:
Safety, Repair/Replace, Evaluate
- Two outdoor electric receptacles one next to rear sliding door and one to left of front entry steps appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
5) Exterior:
Safety, Repair/Replace, Evaluate
- The decks support posts are sitting on cap blocks. Some of the soil under the blocks has washed away. Recommend qualified contractor evaluate and repair as necessary.
6) Exterior:
Safety, Repair/Replace
- Flashing is missing from above one or more deck ledger boards. This can cause moisture to accumulate between the ledger board(s) and the structure. Rot may result in this area and cause the ledger board fasteners to fail. The deck may separate from the structure in this event and poses a significant safety hazard. A qualified contractor should install flashing above ledger board(s) where necessary. For more information on installing deck ledger boards visit: http://www.hometime.com/Howto/projects/decks/deck_4.htm
And for more information on building safe decks in general, visit: http://www.thisoldhouse.com/toh/knowhow/exteriors/article/0,16417,212625,00.html
7) Exterior:
Safety, Repair/Replace
- Gaps larger than four inches was found in guardrails at front entry steps. This is a safety hazard, especially for small children. A qualified contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.
8) Exterior:
Safety, Minor defect
- Two outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.
Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079
9) Exterior:
Safety, Maintain, Evaluate
- Unable to inspect framing of upper deck and connection of deck to house due to metal sheets installed on bottom of deck. Recommend removing sheets to allow inspection by a qualified contractor to check connection to house for safety reasons. Also recommend keeping debris cleaned off top of metal sheets. Debris attracts insects and moisture which causes rot and deterioration.
For more information on decks and connecting to the structure of the house, go to http://www.decks.com/articles.aspx?articleid=18
10) Exterior:
Repair/Replace, Maintain, Evaluate
- This property is clad with composition wood fiber siding. Many brands of this type of siding by different manufacturers are known to deteriorate and/or fail prematurely due to moisture penetration. Failure is typically visible in the form of swelling, cracking and delamination, especially at the bottom edges. Class action lawsuits have been filed or are being filed against most manufacturers of this material.
Some areas of siding where chimney penetrates roof and is in contact with roof shingles show the symptoms described above and need replacement and/or maintenance. Some manufacturers (Louisiana Pacific) recommend a repair process for this siding where affected areas are sealed with "Permanizer Plus", a flexible primer made by Pittsburgh Paint, followed by two coats of 100% acrylic latex paint. This sealant must be applied to the bottom edges using a brush. The face of the siding can be sprayed. The "Permanizer Plus" sealer isn't required for edges that aren't swollen, cracked or deteriorated, but the acrylic latex should still be brushed on these edges.
A qualified contractor should evaluate and replace siding as necessary, and/or seal and repaint as necessary and as described above, or by other methods specified by the siding's manufacturer.
For more information, visit:
Pittsburgh Paints, PRIMERS -THE FOUNDATION FOR A TOP QUALITY JOB
Failing LP Siding Help Page
11) Exterior:
Repair/Replace, Evaluate
- The driveway has significant cracks and/or deterioration at street connection. A qualified contractor should evaluate and repair or replace driveway sections as necessary.
12) Exterior:
Repair/Replace, Evaluate
- Siding is damaged and/or deteriorated where chimney penetrates roof in one or more areas. A qualified contractor should evaluate and make repairs and/or replace siding as necessary to prevent water and vermin intrusion.
See item #10.
13) Exterior:
Repair/Replace
- One gutter was showing signs of leaking during the inspection. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should replace or repair gutters where necessary.
14) Exterior:
Repair/Replace
- Gaps exist at one or more openings around the exterior at the rear of the house, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.
15) Exterior:
Repair/Replace
- One or more wooden deck support posts are in contact with soil. This is a conducive condition for wood destroying insects and organisms. However no damage from wood destroying insects or organisms was found. Standard building practices require that there be at least 6" of space between any wood and the soil below, even if the wood is treated. If possible, soil should be removed or graded so a 6" clearance is maintained. Otherwise recommend installing borate based Impel rods to prevent rot.
16) Exterior:
Repair/Replace
- Wood beams, joists and/or support posts are too close to the soil in some areas. This is a conducive condition for wood destroying insects and organisms. Standard building practices require the following clearances to soil below:
Efforts should be made, such as grading and/or removing soil, to maintain these clearances. If this is not practical, then installing borate based Impel rods may help to prevent infestation and damage.
17) Exterior:
Repair/Maintain
- One crack (1/8 inch or less) was found in the foundation at right rear corner (facing front of house). This doesn't appear to be a structural concern, but recommend sealing it to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:
18) Exterior:
Repair/Maintain
- 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.
19) Exterior:
Maintain
- Caulk is cracked in some areas of the siding and should be replaced and/or applied where necessary. For more information on caulking, visit The Ins and Outs of Caulking.
22) Roof:
Major defect, Evaluate
- The roof surface material appears to be near the end of its service life as evidenced by tar patches and amount of roof shingle granules missing from shingle surface and will likely need replacing in the near future, even with repairs. The client(s) should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate and attempt to issue a "5 year roof certificate".
23) Roof:
Repair/Replace, Evaluate
- One or more sections of flashing at the base of the chimney are deteriorated and/or substandard. Leaks may occur as a result. A qualified roofing contractor should evaluate and repair as necessary.
24) Roof:
Repair/Replace
- The siding on one or more exterior walls above lower roof sections at chimney is in contact with or has less than a one inch gap between it and the roof surface below. A gap of at least one inch is recommended so water isn't wicked up into the siding from the shingles below, and also to provide room for additional layers of roofing materials when the current roof surface fails. Recommend having a qualified contractor make repairs as necessary, such as trimming siding, so at least a one inch gap exists between the siding and the roofing below where necessary.
See Exterior item #10.
25) Roof:
Maintain
- Moss is growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit http://bryophytes.science.oregonstate.edu/page24.htm
26) Roof:
Maintain
- Trees are overhanging roof and are within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.
27) Garage:
Safety, Repair/Replace, Evaluate
- One or more wall and/or ceiling surfaces between the attached garage and interior living spaces have inadequate surface materials. These surfaces are intended to prevent vehicle fumes from entering living spaces, and to slow the spread of fire from the garage to living spaces. A qualified contractor should evaluate and make repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices. Typically these surfaces require a one-hour fire rating.
28) Garage:
Safety, Repair/Replace, Evaluate
- Safety containment cables are missing for one or more vehicle door springs. This is a safety hazard. Safety containment cables prevent springs from snapping free and causing damage or injury. A qualified contractor should evaluate and make repairs or replace components as necessary. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
29) Garage:
Safety, Repair/Replace, Evaluate
- One or more garage electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all garage receptacles, except for one for use with a refrigerator or freezer, have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
30) Garage:
Safety, Repair/Replace, Evaluate
- Wire splices in ceiling of right garage bay are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
31) Garage:
Safety, Repair/Replace
- Appliances such as the water heater and/or furnace are subject to damage from vehicles because no protective barrier is installed in front of them. A qualified contractor should install an adequate barrier as per standard building practices (steel post anchored in concrete, wood partition, etc.).
32) Garage:
Safety, Repair/Replace
- The garage-house door poses a fire risk because it's not fire-rated (metal or solid-core construction). A qualified contractor should replace this door with a fire-rated door.
33) Garage:
Safety, Repair/Replace
- The garage-house door isn't equipped with an automatic closing device such as sprung hinges. This door should close and latch automatically to prevent vehicle fumes from entering living spaces and/or to slow the spread of fire from the garage to living spaces. A qualified contractor should install automatic closing device(s) as necessary, and as per standard building practices, so this door closes and latches automatically.
34) Garage:
Safety, Repair/Replace
- No infrared "photo eye" devices are installed for the vehicle door's electric door opener. They've been required on all vehicle door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
35) Garage:
Safety, Minor defect
- Cover plate(s) are missing from one electric box in ceiling of right garage bay, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
36) Garage:
Repair/Replace, Evaluate
- One vehicle door opener on left bay is inoperable. A qualified contractor should evaluate and make repairs as necessary.
37) Garage:
Repair/Replace
- Weatherstrip at the sides of the vehicle door is missing. It should be installed where missing to prevent water and vermin intrusion.
39) Attic:
Repair/Replace
- Both bath exhaust fans have no duct and terminate in the attic. This is a conducive condition for wood destroying insects and organisms due to increased moisture levels in the attic from the exhaust air. A qualified contractor should install ducts and vent caps as necessary and as per standard building practices so exhaust air is vented outside. Better building practices call for R8 rated insulation on these ducts.
40) Attic:
Repair/Replace
- Pull-down stairs are installed for the attic access. No insulation is installed above the stairs and no weatherstripping is installed around the hatch perimeter. To reduce air leakage, recommend installing weatherstripping and an insulated hatch cover. An example of one can be seen at http://www.batticdoor.com/
Interior air leaking into the attic results in heating and cooling losses, increased energy costs, and a possible increase in moisture levels in the attic due condensation forming on the underside of the roof sheathing during cold weather.
41) Attic:
Evaluate, Monitor
- Stains were visible on the roof structure in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner(s) about past leaks. The client(s) should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified roofing contractor should evaluate and repair as necessary.
42) Electric service:
Safety, Minor defect
- One or more screws are missing from the main service panel cover and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.
43) Water heater:
Safety, Repair/Replace
- No drain line is installed for the (TPRV) temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.
44) Water heater:
Evaluate, Comment
- The estimated useful life for most water heaters is 8 to 12 years. The inspector was unable to determine the age of the water heater due to the manufacturer's label being obscured by insulating jacket, no serial number being visible, or the serial number not clearly indicating the age. The clients should be aware that this water heater may be near, at, or beyond its useful life and may need replacing at any time. Recommend attempting to determine the water heater's age, and budgeting for a replacement if necessary.
46) Heating and cooling:
Safety, Repair/Replace, Evaluate
- Because of the age and/or condition of this furnace, recommend that a qualified heating and cooling technician inspect the heat exchanger and perform a Carbon Monoxide test when it's serviced.
47) Heating and cooling:
Major defect, Comment
- The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
48) Heating and cooling:
Major defect, Comment
- The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to have exceeded this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
49) Heating and cooling:
Repair/Replace, Evaluate
- The outside condensing unit is excessively noisy and/or is vibrating excessively. A qualified heating and cooling contractor should evaluate and make repairs as necessary.
50) Heating and cooling:
Repair/Maintain, Evaluate
- The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future.
51) Heating and cooling:
Maintain
- Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
52) Plumbing and laundry:
Repair/Replace, Evaluate
- Recommend having the septic tank inspected. Recommend having the tank pumped if it was last pumped more than 3 years ago.
54) Fireplaces, wood stoves and chimneys:
Safety, Repair/Replace, Evaluate
- A significant amount of creosote (1/8 inch or more) is visible in the fireplace flue. A qualified chimney service contractor should inspect, clean, and repair if necessary now and annually in the future.
57) Basement:
Minor defect, Comment
- The rolled fiberglass batts insulation in the ceiling of the garage should be installed with the paper toward the heated side. Although it is installed with paper on garage side, some insulation is better than none. For more information go to www.jmhomeinsulation.com/howto/productstyle.php?
58) Kitchen:
Safety, Repair/Replace, Evaluate
- One or more electric receptacles that serve counter-top surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve counter-top surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
59) Bathrooms:
Repair/Replace
- One sink stopper in master bath mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
60) Bathrooms:
Repair/Replace
- One sink in hall bath is clogged or drains slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.
61) Bathrooms:
Repair/Maintain
- Caulk is missing at holes in shower surround in master bath. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.
62) Interior rooms:
Safety, Repair/Replace
- Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years.
63) Interior rooms:
Safety, Repair/Replace
- An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed 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
64) Interior rooms:
Safety, Repair/Replace
- Lamp holders or light fixtures with fully or partially exposed bulbs are installed in master bedroom closet. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.
65) Interior rooms:
Safety, Repair/Replace
- Front entry door has deadbolt installed with no handle, and requires a key to open it from both sides. This can be a safety hazard in the event of a fire when the key is not available. The door cannot be used as an exit then, causing entrapment. Key-only deadbolts should be replaced with deadbolts that have a handle on the inside on entry doors in rooms with no other adequate egress nearby.
66) Interior rooms:
Safety, Maintain
- 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
67) Interior rooms:
Repair/Replace, Evaluate
- Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the sub-floor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering, and the access to the underside of the sub-floor. Recommend having a qualified contractor evaluate and repair as necessary.
68) Interior rooms:
Repair/Replace
- Carpeting in one or more rooms is damaged. Recommend replacing carpeting where necessary.