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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

 

Property Inspection Report (SAMPLE ONLY)

Client(s):  John Doe
Property address:  123 Anywhere Street
Atlanta, GA 30319
Inspection date:  Monday, January 02, 2017

This report published on Wednesday, November 30, 2016 3:43:21 PM EST

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.
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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 typeEvidence of WDO presentVisible evidence of a wood-destroying organism is present
Concern typeCommentFor your information
Concern typeDamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
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
Roof
Fireplaces, Stoves, Chimneys and Flues
Interior, Doors and Windows
Electric
Water Heater
Kitchen
Heating, Ventilation and Air Condition (HVAC)
Grounds
Exterior and Foundation
Garage or Carport
Basement
Bathrooms, Laundry and Sinks
Attic and Roof Structure
Plumbing / Fuel Systems
Structural Pest Findings


General Information
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Inspector: Jake Williams
Structures inspected: Main
Age of building: Built in 2006
Type of building: Single family
Time started: 9:30 Am.
Total Length of Inspection & Report Writing: 6 Hrs.
Payment method: Pre-Paid
Present during inspection: Nobody
Occupied: No
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Foundation type: Unfinished basement, Finished basement
The following items are excluded from this inspection: Irrigation system, Water filtration system, Water softener system

1) Attention Realtors!

See the URL link below to view this same report in a format in which you can copy and paste for amendments.

http://www.reporthost.com/inspectall/sample

2) All locations or directions mentioned in this report are as you're facing the home from the driveway.

Roof
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Limitations: 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: Viewed from ground, Windows, Drone (NOTE Drone inspection available for an additional fee)
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Estimated Age: 2006 (10 years)
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)

3) Conducive conditions Some composition shingles were 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.

Observed on the breezeway between the home and garage.
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4) Conducive conditions One or more roof flashings were substandard. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.

Kick out flashing appeared to be missing at the front elevation to the left of the front entry. This looks to be causing the gutter to overflow causing the rotted and damaged siding and trim below.
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5) Conducive conditions One or more downspouts were substandard. 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.

Downspout should be relocated to the other end of the gutter due the roof design.
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6) Tree limbs were in contact with roof or hanging near roof and should be trimmed.
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7) Conducive conditions Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
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8) Downspouts that discharge below grade level should be monitored. If they are ever suspected to be clogged or disconnected below grade, they should be reoriented to discharge out and away from the building.
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9)   General pictures of the roof
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Fireplaces, Stoves, Chimneys and Flues
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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.
Condition of wood-burning fireplaces, stoves: Appeared serviceable
Wood-burning fireplace type: Metal pre-fab
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Wood-burning chimney type: Metal, with wood enclosure

10) Large hawk's nest observed in the top of the chimney cap. This is blocking the chimney and is considered a safety hazard. Recommend consulting with a wildlife specialist on removing the nest. Client should be aware that special precautions may need to be taken due to the fact that hawks are a protected species.
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11)   The gas line at the fireplace is not caulked where the line enters the firebox. Recommend that the gas line be properly caulked with an approved caulk.
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12)   General picture(s) of fireplace(s)
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Interior, Doors and Windows
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Limitations: 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 exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Metal
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Multi-pane, Double-hung, Casement
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet, Wood or wood products, Tile
Condition of stairs, handrails and guardrails: Appeared serviceable

13) Conducive conditions Water stains observed on the wall under the windows above the stairs. Windows appear to be leaking. However, these stains were dry at the time of the inspection. Recommend a qualified contractor further evaluate and make necessary repairs.
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14) Conducive conditions Elevated levels of moisture were found in one or more ceiling areas with the infrared camera. The stains appear to be due to an active plumbing leak. Recommend that a qualified contractor evaluate and repair as necessary.

Observed below the master bathroom area.
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15) One or more exterior doors wouldn't latch. Recommend that a qualified person repair as necessary.

Observed for the living room door leading to the deck.
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16) Crank handles at some windows were missing. Recommend that a qualified person replace handles or make repairs as necessary.

Observed in the basement and main floor.
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17) Carpeting in one or more areas was damaged or deteriorated. Recommend that a qualified contractor replace as necessary.

Observed in the master closet.
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18) One or more walls were damaged and/or were cracked. Recommend that a qualified person repair as necessary.

Observed in the garage and above the window on the left wall to the right of the kitchen.
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19) Lock mechanisms on one or more windows were missing. This can pose a security risk. Recommend that a qualified person repair as necessary.

Observed in the basement and man floor.
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20) Areas of missing insulation detected by the IR camera. This can cause higher than normal utility cost due to lost energy.
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21) Basic thermal imaging scan of the home.
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22)   General pictures of the interior
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Electric
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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.
Electric service condition: Required repair, replacement and/or evaluation (see comments below)
Primary service type: Underground
Service voltage (volts): 120-240
Estimated service amperage: 2 - 200
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 200
System ground: Not determined, not readily apparent
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Basement
Location of sub-panel #B: Garage
Location of main disconnect: At main disconnect panel outside
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested

23) The service panel at the exterior is damaged. A qualified electrician should evaluate and replace the panel or make repairs as necessary so panel can be opened.
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24) One or more ground fault circuit interrupter (GFCI) receptacles (outlets) wouldn't trip with a test instrument at the garage. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.
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25) Recommend having a qualified electrician install a main disconnect switch at sub-panel(s) #B because there was no direct line of sight between the sub-panel and main panel, more than six circuit breakers were in the sub-panel, the sub-panel was in a separate building and/or the sub-panel was far from the main panel.
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26) Wiring for the water heater's power supply was exposed and subject to damage. Standard building practices call for non-metallic sheathed wiring to be protected with BX armored conduit to prevent damage. This is a potential safety hazard for shock. Recommend that a qualified contractor repair per standard building practices.
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27) One or more slots where circuit breakers are normally installed were open in panel(s) #A. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.
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28) 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.

Observed at the recirculation pump for the water heaters.
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29) The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM
http://www.reporthost.com/?COALRM

30) The breakers for the cooling systems appears to be too large. They exceed the maximum breaker size recommended by the manufacturer.
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31) One or more light fixtures were loose. Recommend that a qualified electrician repair or replace light fixtures as necessary.

Observed above the shower in the left basement bathroom.
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32) One or more light fixtures were missing. Recommend that a qualified electrician repair or replace light fixtures as necessary.

Observed on the foyer.
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33) One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.

Observed at several areas throughout the home.
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34) Location of main shut off: Front right corner of the home.
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35)   General pictures of service panel(s) showing no abnormal temperature anomalies detected with the infrared camera at the time of inspection.
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Water Heater
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Limitations: 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.
Manufacturer: Bradford White, Rheem
Estimated age: Bradford White 2 years Rheem 10 years
Capacity (in gallons): 2 - 80 gal
Temperature-pressure relief valve installed: Yes
Location of water heater: Basement
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 107

36) One or more sections of the temperature-pressure relief valve drain line were sloped upwards. This is a potential safety hazard due to the risk of explosion. Water and/or minerals can accumulate in the drain line after periodic discharges and impair the operation of the valve. Also, mineral deposits from accumulated water can accumulate on the valve and impair its operation. A qualified plumber should repair per standard building practices, and so the drain line doesn't slope upwards. For more information, visit:
http://www.reporthost.com/?TPRVALVE
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37) Conducive conditions Water stains were found below or near the water heater. This may be a sign that the water heater is failing, or be a sign of a past leak. Consult with the property owner about this and review any disclosure statements. Depending on what information is available about the stains, a qualified plumber should evaluate and make repairs or replace the water heater as necessary.
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38) Due to the size of the water heater(s), the expansion tank may be undersized. Recommend a qualified plumber further evaluate and make necessary repairs.
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39) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be at this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.

Observed for the Rheem unit only.
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40) Water heater appeared to be functional at time of inspection
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Kitchen
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Limitations: 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.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop: Required repair, replacement and/or evaluation (see comments below)
Range, cooktop type: Propane, Combination
Condition of refrigerator: Appeared serviceable

41) 1 cooktop burner(s) were inoperable. Recommend that a qualified person repair as necessary.
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42) Other cook tops and flat grill appeared to be heating at time of inspection
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43) Oven(s) appeared to be heating at time of inspection
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44)   General pictures of the kitchens
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Heating, Ventilation and Air Condition (HVAC)
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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).
General heating system type(s): Furnace, Heat pump
General heating distribution type(s): Ducts and registers
Manufacturer: Bryant
Condition of forced air heating/(cooling) system: Not determined (inaccessible, obscured, or power, gas or oil service off)
Estimated age of Forced Air Furnace: 2006 (10 years)
Location of forced air furnace: Basement, Attic
Condition of furnace filters: Required replacement
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Required repair, replacement and/or evaluation (see comments below)
Estimated age of A/C / Heat pump unit(s): 2006 (10 years)
Type: Heat pump
Condition of controls: Appeared serviceable

45) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be at this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
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46) Supply air from the air conditioning or heat pump cooling system was not cool enough. It should be 14-20 degrees Fahrenheit cooler than at the return duct(s) or current room temperature. This may be caused by refrigerant loss, dirty coils, a failing compressor, an over-sized fan, or a deficient return-air system. Recommend that a qualified HVAC contractor evaluate and repair as necessary.

Observed for the unit over the garage and unit for the master bedroom.
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Return air at bedroom over garage.
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Supply air at bedroom over garage.
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Return air in the master bedroom.
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Supply air in the master bedroom.

47) One or more heating or cooling ducts in an unconditioned space (e.g. crawl space, attic or basement) were not insulated, or the insulation was damaged or deteriorated. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. Recommend that a qualified person repair per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8.

Observed at the unit for the main floor of the home.
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48) 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.

49) The 2 furnace's in the attic of the main house were inaccessible and could not be fully evaluated. See the Attic and Roof Structure section of this report regarding no service path to the appliances.

50) One or more heating or cooling air supply registers were missing. The air flow cannot be controlled as a result. Recommend installing registers where missing.

Observed in the left side basement bathroom.
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51) Insulation on the heat pump or air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary. *NOTE* Missing insulation at the interior of the home will cause condensation to drip off of the refrigerant lines and can cause water damage and/or staining.
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Insulation under the refrigerant line appears to have gotten wet before.
 

52) 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).
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53) Furnace(s) appeared to be heating at time of inspection
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54) Main floor and basement A/C unit(s) appeared to be cooling at time of inspection.

*NOTE*
To determine if the A/C unit(s) are cooling properly the inspector looks for supply air to be 14 to 20 degrees cooler than the return air.
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Return air in the basement.
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Supply air in the basement.
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Return air for the main floor.
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Supply air for the main floor.

55)   General pictures of the HVAC system
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Grounds
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Limitations: 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.
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Rock

56) Cracks, holes, settlement, heaving and/or deterioration were found in sidewalks and/or patios. Recommend that qualified contractor repair as necessary.

Observed at the rear patio under the deck.
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57) Fasteners for joist hangers at decks or porches were missing. All nail holes for such hardware should be filled with approved fasteners such as "Teco" nails. Recommend that a qualified person install approved fasteners where missing.
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58) Wooden deck or porch surfaces and/or railings were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit:
http://www.reporthost.com/?PENOIL
http://www.reporthost.com/?DKMAIN
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59) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
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Exterior and Foundation
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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.
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Wood, Stucco
Condition of foundation and footings: Required repairs, replacement and/or evaluation (see comments below)
Apparent foundation type: Unfinished basement, Finished basement, Concrete garage slab
Foundation/stem wall material: Poured in place concrete, Concrete slab on grade
Footing material (under foundation stem wall): Poured in place concrete

60) One or more wall-mounted exterior light fixtures have wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.
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61) Damage Fungal rot was found at one or more sections of siding or trim. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified person repair as necessary. All rotten wood should be replaced.

Termites appears to have infested this area of the wall and floor behind this area.

Observed at the front elevation to the left of the front entry.
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62) Some sections of siding and/or trim were loose and/or missing. Recommend that a qualified person repair, replace or install siding or trim as necessary.

Observed at the dormer over the garage and rear elevation of the home above the deck.
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63) One or more exhaust duct end caps were damaged. Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and can pose a fire hazard. Recommend that a qualified person repair or replace caps as necessary.

Observed at the right and left elevation of the home.
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64) Conducive conditions Cracks, deterioration and/or damage were found in one or more areas of the exterior stucco finish. In damp climates, moisture can enter cracks or damaged areas and further deteriorate the stucco. Also the wall behind the stucco can become damaged from moisture. Note that areas behind the stucco are inaccessible and excluded from this inspection. Recommend that a qualified contractor repair or replace stucco as necessary.

Observed at the chimney.
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65) One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.

Observed at the left elevation of the home behind the garage.
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66) One or more holes or gaps were found in the foundation. Vermin may enter the building substructure as a result. Recommend that a qualified person repair as necessary.

Observed at the left elevation behind the A/C compressors.
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67) Conducive conditions The paint or stain finish over much of the entire structure was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the entire building exterior per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
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68)   General pictures of the exterior.
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Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached, Detached, Garage
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 2
Condition of automatic opener(s): Appeared serviceable
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable

69) Weatherstripping around or at the base of the door between the garage and the house was missing. House to garage doors should prevent fire and fumes from spreading from the garage to the house. Weatherstripping should form a seal around this door. This is a potential safety hazard. Recommend that a qualified person replace or install weatherstripping as necessary.
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70)   General pictures of the garage/carport
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Basement
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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 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.
Condition of floor substructure above crawl space: Appeared serviceable
Pier or support post material: Bearing wall
Beam material: Not determined (inaccessible or obscured)
Floor structure: Solid wood joists

71) Conducive conditions Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains or rust at support post bases, efflorescence on the foundation, etc. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the basement. Recommend reviewing any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include:
  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains
Ideally, water should not enter basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.

Observed at the front right wall of the basement.
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72)   General pictures of the basement
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Bathrooms, Laundry and Sinks
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Limitations: 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, basement, right side
Location #B: Full bath, basement, left side
Location #C: Master bath
Location #D: Half bath
Location #E: Full bath, second floor, above garage
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

73) The clothes dryer exhaust duct was kinked, crushed or damaged. Air flow will be restricted as a result and the clothes dryer may overheat. This is a safety hazard due to the risk of fire. Recommend that a qualified person replace or repair the duct as necessary. For more information, visit:
http://www.reporthost.com/?DRYER
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74) One or more handles for sink water shut-off valves at location(s) #B were loose. Recommend that a qualified person repair or replace as necessary.
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75) Diverter valve for the shower at location #A was defective. Recommend replacing to prevent the wasting of water.
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76) One or more handles controlling water flow to the shower at location(s) #A were loose. Recommend that a qualified person repair or replace handles as necessary.
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77) One or more sink faucets at location(s) #B were loose. Recommend that a qualified person repair or replace as necessary.
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78) Bathtub at location #C is not attached to the floor. Recommend a qualified contractor further evaluate and make necessary repairs to prevent stress on the plumbing drain and supply lines.
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79) Conducive conditions Tile and/or grout in the shower enclosure at location(s) #A were deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor repair as necessary.
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80) Gaps, no caulk, or substandard caulking were found between countertops and backsplashes at location(s) #E. Water can penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing or replacing caulk.
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81) The sink at location(s) #C drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.
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82) Toilets on upper levels of the home should be properly caulked to the floor.
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83)   General pictures of the bathroom(s)
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Attic and Roof Structure
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Limitations: 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: Partially traversed
Condition of roof structure: Not determined (inaccessible or obscured)
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Cellulose loose fill, Spray Foam
Approximate attic insulation R value (may vary in areas): R-38
Roof ventilation type: Ridge vent(s), Enclosed soffit vents

84) No access or service path was observed for the appliances in the attic. Recommend an access along with a service path at a minimum of 24" in width be installed so that the furnaces in the attic can be serviced and evaluated.
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85) Spray foam insulation in the attic above the garage appears to be a closed cell foam rather than open cell. Typically open cell foam insulation is required when applied to the roof structure. In the event of a roof leak the water would leak through and change the color of the foam. In a closed cell application the water would be trapped and could cause mold/mildew growth and would accelerate the deterioration of the roof sheathing. Recommend further evaluation by a qualified contractor. Client should be aware that in most cases it may not be cost effective to repair this issue. Close monitoring of the roof would be advised especially after heavy rains and storms.
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86)   General pictures of the attic and roof structure
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Plumbing / Fuel Systems
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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.
Condition of service and main line: Appeared serviceable
Location of main water shut-off: Basement
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Visible fuel storage systems: Below ground, propane tank
Location of main fuel shut-off valve: At propane tank, At building exterior

87) One or more flexible connectors used for gas supply lines passed through a wall and/or a floor. Flexible connectors passing through walls, floors, ceilings, shelving or cabinets can be damaged, and leaks can occur. This is a potential explosion and/or fire hazard. Recommend that a qualified contractor repair per standard building practices.

Observed under the rear deck.
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88) A water softener system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Water softeners typically work by removing unwanted minerals (e.g. calcium, magnesium) from the water supply. They prevent build-up of scale inside water supply pipes, improve lathering while washing, and prevent spots on dishes. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit:
http://www.reporthost.com/?WTRSFT
http://www.reporthost.com/?HRDWTR
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89) A water filtration system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Filter cartridges typically need replacing periodically. Cleaning and other maintenance may also be needed. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit:
http://www.reporthost.com/?WTRFLTR
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90) Location of water shut off: Above the water filtration system.
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91) Location of propane shut off: Front yard left of the driveway.
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Structural Pest Findings
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Visible evidence of active wood-destroying insects: Yes
Visible evidence of damage by wood-destroying insects: Yes
Type of WDO: Subterranean Termites
Visible evidence of conditions conducive to wood destroying organisms: Yes

92) WDO information: Termite activity observed in the basement.
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INSPECTOR INFORMATION:



Jake Williams

ASHI Certified Inspector #252104
Signature
American Society of Home Inspectors

COMPANY INFORMATION:


Thank you for choosing our team to evaluate this property. Questions? Feel free to reach out to the inspector and you can contact us at 770-483-2808 or inspections@inspectallservices.com.

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