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LogoWebsite: http://www.inspectallservices.com
Email: inspections@inspectallservices.com
Inspector's email: inspectall.jake@gmail.com
Phone: (770) 483-2808
Inspector's phone: (404) 769-1673
576 Sigman Rd NE, Ste 700 
Conyers, GA 30013
Inspector: Jake Williams

 

Pre-Drywall Inspection Report

Client(s):  John & Jane Doe
Property address:  123 Anywhere St, (Sample Pre-Drywall)
Conyers GA 30012
Inspection date:  Tuesday, April 19, 2016

This report published on Monday, July 11, 2016 9:10:29 AM EDT

This report is the exclusive property of the inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited. The client(s) must read and agree to the terms and conditions of the contract agreement at the bottom of the report.
American Society of Home Inspectors International Code Council Visa Mastercard
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 typeRepair/ReplaceRecommend repairing or replacing
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeCommentFor your information
Concern typeConducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

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
Foundation and Grounds
Floor System
Wall System
Exterior Wall Coverings
Roof System
Roof Covering
HVAC System and Mechanical
Plumbing
Electric System
Fireplaces, Decorative Gas Appliances and Chimneys


General Information
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Present during inspection: Nobody
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Warm
Ground condition: Damp
Recent weather: Rain
Overnight temperature: Cool
Payment method: Pre-Paid
Type of building: Single family residence
IMPORTANT NOTE: If repairs are recommended in this report, they should be performed by a qualified, licensed contractor. Repairs should be made in accordance with national and local building codes, the designer's specifications, and per the installation instructions of the manufacturer of the building materials or components. Some municipalities have requirements that exceed national requirements, such as those in areas prone to high winds, floods, snow or earthquakes. It is the inspector's responsibility to understand these requirements and recommend (or not recommend) specific repairs based on the property's location.

1) All insulation that has fallen down should be put back in place before drywall is installed.
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Foundation and Grounds
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Limitations: The inspector performs a visual inspection of accessible components or systems at the foundation and crawl space. Below-grade foundation walls and footings are excluded from this inspection. Some amount of cracking is normal in foundation walls and concrete slabs due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.

The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas 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. Crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.

For more information, visit: http://www.reporthost.com/?FOUNDATION
Rough grade: Not completed
Footing material (under foundation stem wall): Poured in place concrete
Foundation type: Full basement
Foundation/stem wall material: Poured in place concrete
Perimeter drain present: Yes
Anchor bolts or hold downs for seismic reinforcement: Installed

2) Conducive conditions Snap ties on foundation walls have not been removed. Water may leak through the foundation wall at these locations. Snap ties should be removed and the foundation wall should be patched with hydraulic cement or a non-shrinking grout if necessary.
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3) One or more hairline cracks were observed in the foundation. These are commonly due to shrinkage and are typically not a structural concern. Regardless, consult with the builder about them. Consider sealing cracks to prevent water infiltration with an appropriate product such as hydraulic cement, non-shrinking grout, resilient caulks or epoxy sealants.
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Floor System
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by insulation or lack of access are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

For information on floor construction, visit: http://www.reporthost.com/?FRMFLOOR
For information on under-floor insulation, visit: http://www.reporthost.com/?INSFLOOR
Pier or support post material: Bearing wall
Floor structure above: Engineered
Brand of engineered floor joist: BCI
Sub-floor sheathing: Oriented strand board (OSB)

4) One or more engineered joists were notched or had holes cut in them in such a way as to significantly weaken the joist(s). Limitations on modifying joists in the field vary depending on the manufacturer, but general guidelines often include these restrictions:
  • Top and bottom flanges should never be cut, drilled or notched.
  • The maximum-sized hole cut into the web should not exceed the distance between the flanges minus 1/4 inch.
  • The longest side of a rectangular hole should not exceed 3/4 of the maximum-sized hole allowed.
  • Holes should not be cut closer than 1/8 inch to either flange.
  • No more than three maximum-sized holes are allowed per span.
  • For multiple holes, the distance between adjacent hole edges must exceed twice the diameter of the largest round hole or twice the length of the longest side of any rectangular hole.
  • Ideally, holes should be centered on the middle of the web.
  • Ideally, rectangular holes should have rounded corners.
Repairs should be made as necessary.

Observed in the basement.
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5) Fireblocking/calking was missing and/or substandard at piping. This is a potential fire hazard. Repairs should be made as necessary.

All penetrations through the floor system should be sealed.
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6) Joist hangers were missing nails at one or more locations. Repairs should be made as necessary.

Observed on the 2nd floor.
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Wall System
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Limitations: Structural components such as studs and support posts, and other components such as piping, wiring and/or ducting that are obscured by wall insulation are excluded from this inspection. The inspector does not determine if studs, support posts, sill plates, bottom plates, top, etc. are of adequate size, spanning or spacing.

For information on wall construction, visit: http://www.reporthost.com/?FRMWALL
For information on wall insulation, visit: http://www.reporthost.com/?INSWALL
Vertical wall structure: Wood

7) One or more studs in bearing and/or exterior walls had holes bored into them that were too large. Bored holes should not exceed 40% of these studs' depth. This can significantly weaken the structure. Repairs should be made as necessary.

Observed in the basement next to the electric panel.
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8) One or more studs were excessively warped. This can result in bowed or uneven walls, and problems when installing other components such as cabinets, tubs, showers, trim, etc. Repairs should be made as necessary.

Observed at the master bathroom wall and basement wall.
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9) Nail protector plates for wiring and/or pipes at one or more studs were missing. Repairs should be made as necessary.
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10) Blocking for cabinets and/or drywall was missing and/or substandard at one or more locations. Repairs should be made as necessary.
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Exterior Wall Coverings
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Limitations: 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 covering: Cement fiber
Type of underlayment: House wrap

Roof System
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Limitations: Structural components such as rafters, joists and trusses, and other components such as piping, wiring and/or ducting that are obscured by insulation or lack of access are excluded from this inspection. The inspector does not determine if rafters, joists, purlins, collar ties, rafter ties, trusses, etc. are of adequate size, spanning or spacing. 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.

For more information, visit: http://www.reporthost.com/?FRMROOF
Roof structure type: Rafters
Ceiling structure: Ceiling joists, Ceiling beams
Roof sheathing material: Oriented strand board (OSB)
Roof ventilation type: Ridge vent(s), Enclosed soffit vents

11) Roof-wall connector devices were missing or substandard at one or more locations. These are required in high wind areas to more securely connect the roof to the main structure. Repairs should be made as necessary.

Observed in the bedroom next to the master bedroom.
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Roof Covering
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Limitations: Some items were not visible or readily accessible such waterproof or ice dam membranes and are excluded from this inspection. Solar heating/roofing components are also excluded. Any comments made regarding these items are made as a courtesy only. 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.

For more information, visit: http://www.reporthost.com/?ROOF
Roof inspection method: Viewed from ground
Roof surface material: Asphalt or fiberglass composition shingles

12) Conducive conditions One or more flashings at penetrations were missing or substandard. Leaks may occur as a result and can be a conducive condition for wood-destroying organisms. Repairs should be made as necessary.

Plumbing boot at the rear elevation appears to be the wrong size.
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13) The roof surface installation was not complete. It should be complete to prevent water damage before drywall is installed. Repairs should be made as necessary.
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HVAC System and Mechanical
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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 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).
Heating system #1 type: Forced air, Furnace
Heating system #1 energy source: Natural gas
Heating system #1 distribution type: Ducts and registers
General cooling system type: Split system
Cooling system and/or heat pump energy source: Electric
Gas service type: Natural gas
Gas piping material: Steel pipe

14) One or more sections of flexible heating or cooling ducts penetrated attached garage walls. Walls between an attached garage and adjacent living spaces have fire resistance requirements, and flexible duct is not approved for this application. This can be a fire hazard. Repairs should be made as necessary.
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15) One or more heating or cooling ducts were kinked. This can result in reduced energy efficiency. Repairs should be made as necessary.

Observed above the kitchen and master bathroom.
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Plumbing
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Limitations: 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.
Service pipe material: Plastic
Interior supply pipe material: CPVC plastic
Interior drain, waste and vent pipe material: Plastic

Electric System
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Limitations: 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: Underground
Location of main service panels: Basement
Branch circuit wiring type: Non-metallic sheathed

Fireplaces, Decorative Gas Appliances and 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, 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.
Decorative gas appliance type: Metal pre-fab fireplace

INSPECTOR INFORMATION:



Jake Williams

ASHI Certified Inspector #252104
Cell # 404.769.1673

American Society of Home Inspectors