Inspector's email: inspectmorellc@gmail.com
Inspector's phone: (404) 661-9763
PO Box 3755 
Suwanee GA 30024-0995
Inspector: Joe Moore

 

Sample Pre-drywall Inspection Report
Client(s):  Mr & Mrs Patel
Property address:  1234 Lake Dr.
Cumming, Ga. 30041
Inspection date:  Thursday, October 31, 2013

This report published on Thursday, October 31, 2013 12:15:15 PM EDT

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This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

 
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
SafetyPoses a safety hazard 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
EvaluateRecommend evaluation by a specialist 
CommentFor your information 

Wood Destroying Organism Concerns
Concerns relating to wood destroying organisms are shown as follows:
InfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) 
DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) 
Conducive 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
Decks, Porches and Exterior Stairs
Roof System
Roof Covering
HVAC System and Mechanical
Plumbing
Electric System
Fireplaces, Decorative Gas Appliances and Chimneys
Interiors, Windows and Doors


 
General Information Return to table of contents
Report number: 201300
Start: 9:00 am
Present during inspection: Client, Realtor, Builder, Contractor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Cool
Ground condition: Dry
Recent weather: Sunny
Overnight temperature: Cool
Type of building: Single family residence
Front of building faces: North
Main entrance faces: North
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.
New Construction: *NOTE* (This is a preliminary pre-drywall inspection and many of the homes systems are not functional and/or the installations are incomplete. The inspector was unable to fully evaluate the property in its entirety, those items will be addressed at the time of the final inspection of the home).
 
Foundation and Grounds Return to table of contents
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
1) One or more footings were undermined by excavation, erosion. The footing and foundation has been weakened as a result. Repairs should be made as necessary.

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2) General photos of the the exterior and grounds.

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Floor System Return to table of contents
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
Beam material: Built-up wood, Laminated wood
Floor structure above: Trusses, Engineered
Brand of engineered floor joist: TJI
Sub-floor sheathing: Oriented strand board (OSB)
3) One or more engineered floor joists, floor trusses, glue lams or structural composite lumber appeared to have been cut, damaged or modified. The floor structure has likely been weakened as a result. These components should only be modified by registered design professionals. Consult with the builder to determine if modifications were approved. If not then modified components should be replaced.

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4) One or more floors were uneven, damaged, or not level. This can result in problems when installing other components such as cabinets, tubs, showers, trim, flooring etc. Repairs should be made as necessary.

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Wall System Return to table of contents
Vertical wall structure: Wood, Conventional frame
Wall bracing type: Panel sheathing
5) One or more studs were split, damaged, or 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.

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6) Wall openings at one or more locations were not square. This can result in problems when installing other components such trim and doors, etc. Repairs should be made as necessary.

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Exterior Wall Coverings Return to table of contents
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, Brick veneer
Type of underlayment: House wrap
7) One or more sections of siding were missing. This can be a conducive condition for wood destroying organisms. Repairs should be made as necessary.

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8) Some areas of the exterior paint or stain finish were incomplete and/or substandard (e.g. primed only, too few coats). Paint or stain should be applied where necessary.

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Decks, Porches and Exterior Stairs Return to table of contents
Deck, porch and/or balcony material: Wood
Exterior stair material: Wood
9) Guardrails at one or more locations had gaps that were too large. Gaps or voids should not allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. This can pose a fall hazard. Repairs should be made as necessary.

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10) Wooden deck or porch surfaces will require an application of a stain, or sealant in the future as part of normal maintenance. Recommend that a qualified person clean and preserve as necessary once the wood has seasoned. We recommend using the "cup-of-water" test before staining. Take a cup of water and pour it onto the treated lumber in several places. If the water is absorbed and doesn't bead up, the lumber is ready for painting or staining.

For more information, visit; http://www.reporthost.com/?PENOIL
http://www.reporthost.com/?DKMAIN

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Roof System Return to table of contents
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: Trusses
Ceiling structure: Trusses
Roof sheathing material: Oriented strand board (OSB)
Roof ventilation type: Ridge vent(s), Enclosed soffit vents
11) One or more roof trusses or engineered joists or rafters were improperly nailed. The roof decking is buckling or lifting as a result. Repairs should be made as necessary to properly secure the roof decking and allow the composition shingles to seal properly.

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Roof Covering Return to table of contents
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 with binoculars
Roof surface material: Asphalt or fiberglass composition shingles
12) 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.

*NOTE* (One or more 2x4s "toe boards" were nailed on top of the shingles to give the roofer support on steep pitches. Once these boards are removed the shingles will require repair to prevent water damage in the future to the decking and ceiling areas below).

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HVAC System and Mechanical Return to table of contents
Heating system #1 type: Forced air, Furnace
Heating system #1 energy source: Natural gas
Heating system #1 distribution type: Ducts and registers
Heating system #2 type: Forced air, Furnace
Heating system #2 energy source: Natural gas
Heating system #2 distribution type: Ducts and registers
General cooling system type: Split system
Cooling system and/or heat pump energy source: ElectricTBD
Gas service type: Natural gas
Gas piping material: Steel pipe
13) The furnace and/or heating systems were not fully evaluated because the installations are incomplete. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the systems are operable.

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Plumbing Return to table of contents
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: PEX plastic
Fire suppression system installed: No
Interior drain, waste and vent pipe material: Plastic
Water heater #1 type: TankTBD
14) One or more sections of the Taexx through the wall pest control system installed in this home are cut or damaged. Repairs should be made as necessary.

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15) General photos of the main water shut-off, water meter at the street, and roughed in gas meter/valve locations.

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Electric System Return to table of contents
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
Service voltage (volts): 120-240
Estimated service amperage: 300 (150 x 2)
Service entrance conductor material: Stranded aluminum
System ground: Concrete encased electrode
Location of main service panels: Building exterior
Location of sub-panels: Garage, Basement
Branch circuit wiring type: Non-metallic sheathed
16) General photos of the main disconnect and service panel.

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Fireplaces, Decorative Gas Appliances and Chimneys Return to table of contents
Decorative gas appliance type: Metal pre-fab fireplace
Gas-fired flue type: B-vent
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.
17) The inspector was unable to determine if the gas fireplace or stove was operable or serviceable, or perform a full evaluation as the installation was incomplete.

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Interiors, Windows and Doors Return to table of contents
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.
Exterior door material: Metal, Fiberglass or vinyl
Type(s) of windows: Vinyl, Single-hung
18)   General photos of the interior framing of the home.

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19)   Thank you for the opportunity to prepare your pre-drywall inspection report. We look forward to assisting you further with your final inspection report when your home is complete. Please contact us if you have any questions or additional concerns.

Phone: 404-661-9763
Email:inspectmorellc@gmail.com

 
INSPECTOR INFORMATION:

Joe Moore, Jr.
ASHI Certified Inspector #250189
Cell # 404.661.9763