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Mid South Property Inspections, LLC

Website: http://www.reporthost.com/midsouth
Email: midsouthpi@gmail.com
Inspector's email: midsouthpi@gmail.com
Phone: (662) 592-2169
Vincent Building  
223 Sharkey Ave. 
Clarksdale MS 38614
Inspector: Charles Vincent
License # MHIB0574

   

RESIDENTIAL PROPERTY REPORT

Client(s):  Mr. John Doe
Property address:  1 Main St.

Oxford, MS
Inspection date:  Thursday, May 28, 2015

This report published on Thursday, May 28, 2015 5:13:49 PM CDT

This report is the property of the Client listed in the report title & Mid South Property Inspections, LLC. Unauthorized use of this report is strictly 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 risk of injury or death
Repair/ReplaceRecommend repairing or replacing
RecommendationSuggestions that include "Who, What, Where, When, & How" to make the correction
Minor DefectCorrection likely involves only a minor expense
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
SatisfactoryItem or component is in serviceable condition
CommentFor your information
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
Grounds
Exterior and Foundation
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
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Report number: 11072014-1
Time started: 08:00
Time finished: 14:00
Present during inspection: Client and realtor
Client present for discussion at end of inspection: No
Temperature during inspection: Cool
Type of building: Single family
Age of main building: 15 years
Source for main building age: Realtor
Occupied: Yes
1) Comment - Many areas and items at this property were obscured by furnishings. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

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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.

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Site profile: Moderate slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Required repairs and replacement and/or evaluation (see comments below)
2) Recommendation, Comment - Sidewalks, patio / pool slabs, and driveway are in good condition. An ample number of expansion joints are present. No major cracks or trip hazards are present. Some minor settling cracks are present.

Recommend keeping expansion joints and cracks clear of weeds and debris, as these promote deterioration in the concrete.
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3) Recommendation, Damage - Damage / rot was found in the bracing at the back porch. Recommend that a qualified person repair as necessary. The bracing consists of a wood material interior covered with a metal (aluminum) exterior.
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The outer shell of this bracing is aluminum. This thin, aluminum exterior has deteriorated in areas, exposing the wooden interior.
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4) Maintain - Vegetation was overgrown around equipment for one or more utilities such as gas or electric meters. Vegetation should be pruned or removed as necessary to allow unobstructed access.
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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.

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Wall inspection method: Viewed from ground, from a ladder and from windows
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Brick veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade
5) Repair/Replace - The screen enclosing the back porch contains several holes / tears.
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See close up of this area in frame 5-7.
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6) Recommendation, Minor Defect, Maintain, Comment - Shrubs are too close or in contact with the building's exterior. Shrubbery growing on or against brick veneer promotes deterioration.

Recommend trimming shrubbery away from the exterior walls, establishing and maintaining a minimum 12 inch clearance at all times.
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See close up of this area in the following frame.
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See close ups of this area in the following two frames.
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7) Satisfactory - The exterior wall covering (brick veneer) is in good condition. No settling cracks were detected in the brick. The weep holes in the brick veneer are properly spaced and clear - allowing condensation behind the walls to properly escape.
8) Satisfactory - The fence and gates are in good condition.
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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.

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Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable and hipped
Apparent number of layers of roof surface material: One
Condition of gutters, downspouts and extensions: Required repair and replacement and/or evaluation (see comments below)
9) Repair/Replace, Recommendation, Evaluate - Gutter guards have been installed in areas of the roof, nearest the surrounding trees. Several sections of these guards have moved out of place, defeating the purpose of their existence. Recommend setting these sections back into their correct positions.
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This section of gutter does not have guards installed.
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Recommend cleaning this section of gutter. It is located on the front side of the home.

10) Repair/Replace, Minor Defect, Conducive conditions - The tar sealant that is applied around vent flashings, skylights, and at wall intersections is split or cracked in some areas.
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See close up of this sealant in the next frame.
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11) Recommendation, Comment - One vent has a stack of cut shingles placed behind it. Not sure why this was done, as it is not a standard practice in the prevention of leaks. Recommend having a roofer remove this and ensure the vent is properly and correctly sealed.
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12) Recommendation, Conducive conditions - One or more pipe flashings were loose or lifting. Leaks can result from windblown rain. Recommend that a qualified person repair as necessary to prevent leaks. For example, by nailing flashings down and sealing as necessary.
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13) Recommendation - Recommend installing extensions to the existing gutter downspouts. This will help keep excessive amounts of water away and from standing at the foundation.
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14) Minor Defect, Comment - Some minor "bleed-through" is present on the shingles. Bleed-through occurs when the asphalt in this type of shingle heats up in the summer months. After heating up, it then rises to the surface of the shingle and then streaks downward. This is more of a cosmetic issue than anything else. The integrity of the shingle has not been adversely affected to the extent that it has become a replacement concern.
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15) Satisfactory, Comment - The shingles, valleys, ridge lines, and ridge caps appear to be in good condition.
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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.

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Attic inspection method: Traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass loose fill
Approximate attic insulation R value (may vary in areas): R-38
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Enclosed soffit vents and mechanical vents with powered fan
16) Satisfactory, Comment - The enclosed soffit vents were clear and in good condition - not clogged with dirt, paint, or blocked by insulation. The powered vents in the attic also appeared to be in good condition.
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Recommend enclosing wiring in this junction box.
 

17) Satisfactory, Comment - No signs of past or present roof leaks were identified. The exposed wooden components in the attic that were visible (ceiling joists, rafters, beams, trusses, roof decking, etc...) all appear to be in good condition.
18) Satisfactory - The "loose-fill" fiberglass attic insulation is in good condition. The amount of insulation meets the standard code rating.
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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.

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Type: Attached and garage
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Solid core and metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
19) Safety, Satisfactory, Comment - The garage vehicle door was well balanced and easily opened and closed. The automatic opener, cables, rollers, brackets, and springs were all in good condition. There were no gaps around the door. Vehicle doors should be kept well lubricated and in good repair. No significant gaps were found below or around the door.

The emergency auto-stop (when closing) works correctly when meeting resistance from an object it is closing down on by mistake.

The photo cells were also checked and found to be properly placed and performed adequately.
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20) Safety, Satisfactory - The door between the garage and the house is fire resistant. This has been installed as a safety precaution. House to garage doors, to prevent fire and fumes from spreading from the garage into interior living space, should be constructed of fire-resistant materials. Doors, generally considered to be suitable for the purpose, are solid core wood, steel, honeycomb steel or a door that has been factory labeled as fire rated.
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21) Satisfactory - The garage's concrete slab floor, the ceiling, and interior walls have been well maintained and are all in good condition.
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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.

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Electric service condition: Appeared serviceable
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Garage
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Ground fault circuit interrupter (GFCI) protection present: Yes
Smoke alarms installed: Yes and but not tested
22) Safety, Satisfactory, Comment - The electric service to this property appeared to be rated at 200 amps.

Note that the electric service rating is based on the lowest rating for the meter base, the service conductors, the main service panel and the main disconnect switch, which should be properly matched.
23) Safety, Satisfactory - Electrical outlets were tested randomly outside and throughout the interior of the home to ensure that they were correctly installed. The tested outlets were wired correctly (with "hot", neutral, and ground wires). A sample of the outlets that were tested are shown below.
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24) - The main panel appears to be correctly wired and in good condition. The legend is clearly legible, identifying each circuit.
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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.

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Condition of service and main line: Appeared serviceable
Water service: Public
Water pressure (psi): 58 lbs psi
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper and cPVC plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic and copper
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
25) Recommendation, Evaluate - Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) system. 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. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.
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26) Minor Defect - The main water shut-off valve is located on the front side of the home, very near an exterior wall. See photos below for location.
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Water main cut-off is located here. See close ups in following two frames
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Handle to water cut-off inside this pipe. See next frame.
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27) Evaluate - A sewage ejector pump 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. These systems are typically sealed and involve moving parts. They are subject to clogging and/or damage from disposal of items such as disposable diapers, etc.. Typically, these pumps have a lifespan of 7-10 years and inspected annually.
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28) Satisfactory - All exterior water faucets were found to be in good working condition.
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29) Satisfactory - Sewage clean-outs were located around the exterior of the house and appear to be in good condition.
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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.

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Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Location of water heater: Closet
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 111 F and 108 F
30) Safety, Repair/Replace, Minor Defect - The draft hoods and flue pipes for the water heaters are correctly installed. The new (Whirlpool) heater has a plate on the top of the flue that needs to be moved so that it is flush with the ceiling. See accompanying photo. When installed correctly, this will eliminate the risk of back-drafting and exhaust gases entering living spaces.
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31) Safety, Satisfactory - The temperature-pressure relief valves, drain pans and lines were correctly installed on the water heater tanks. No leaks were detected in the lines or in the connections.
32) Repair/Replace, Conducive conditions - The wall and floor around the new (Whirlpool brand) water heater had old water stains, probably caused from the old faulty tank that was replaced. The areas behind and below the water stains were inspected. No damage was detected (other than the apparent stains) on the wall and floor.
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33) Satisfactory, Comment - Water Heater Information: The drain pan / line, pressure relief valve / line, and the supply lines all appear to be in good condition.

Heater # 1

Make: Rheem / nat gas / 50 gal. capacity

Model: 41V50 Serial #: RHNG 0498A29468

Mfg. date: APR 1998
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34) Satisfactory, Comment - Water Heater #2 Information:

Make: Whirlpool / nat gas / 50 gal. capacity

The make, model, and date of manufacture were not legible. This tank appears to be new and recently installed, perhaps within the past 12-18 months.
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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).

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General heating system type(s): Forced air and furnace
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Location of forced air furnace: Closet
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At top of air handler and behind return air grill(s)
Condition of forced air ducts and registers: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Split system
Condition of controls: Appeared serviceable
35) Repair/Replace, Recommendation, Minor Defect, Comment - Insulation on one the air conditioning condensing unit's refrigerant lines needs replacing.
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This line belongs to the smaller, Trane unit.

36) Recommendation, Maintain, Comment - The filters on both units were checked and found to be clean and recently changed. 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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37) Satisfactory, Comment - All heating and cooling ducts were intact, properly supported, and were very well insulated. The results of these combined factors are increased energy efficiency and decreased moisture in surrounding spaces.
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38) Satisfactory, Comment - Fireplace gas logs / chimney

The gas line connections, pilot light, and controls were checked and found to be in good condition.
The chimney chase, flue, and cap all appear to be in good condition.
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Pilot light can be seen in this frame.
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39) Comment - HVAC EQUIPMENT INFORMATION (UPSTAIRS' UNIT)

MAKE: TRANE - XE-1000
CONDENSOR - A/C COMPRESSOR
MODEL # TTR030C100A2
SERIAL # L3817M9AF
MFG. DATE: SEP 1996

FURNACE
MODEL # HA02230D175B242267
SERIAL # 6095E13133
MFG. DATE: SEP 2013
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40) Comment - HVAC EQUIPMENT INFORMATION (DOWNSTAIRS' UNIT)

MAKE: RHEEM
AC CONDENSER / COMPRESSER
MODEL # RASL-048JEC
SERIAL # 7835W331200427
MFG. DATE: AUG 2012

FURNACE
MODEL # RCFL HM4821CC
SERIAL # W341306901
MFG DATE: AUG 2013
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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.

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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 or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
41) Safety, Repair/Replace - Recommend to properly enclose the exposed wiring for the under-cabinet lighting in the Kitchen.
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42) Repair/Replace, Minor Defect - The kitchen sink is in good condition. No active leaks, stains or signs of old leaks, or water damage were found underneath the kitchen sink.
The hinges on the drawer, right below the kitchen sink, are broken.
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The hinges on this drawer are broken.

43) Satisfactory, Comment - The Kitchen cabinets, drawers, and their hardware, were all in good condition.
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44) Satisfactory, Comment - All of the kitchen electrical outlets are GFCI protected.
45) Satisfactory, Comment - The refrigerator was checked and appeared to be in good working condition. No damage was noted to the interior or exterior walls, shelving, or door seals. The lighting was also in good condition.
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46) Satisfactory - The range's burners, bake and broil functions, interior and light, and exhaust fan & light were tested - all were found to be in good working condition.
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The bottom oven unit has barely, if at all, been used.
 

47) Comment - Kitchen counter tops and/or back splashes are in good condition.
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48) Comment - Dishwashers are checked to ensure that electrical power, water, and drainage sources are present and correctly plumbed and wired. This unit was checked and found to have been correctly supplied with electrical power, water, and drainage sources.

*Note:
At the time of inspection, dishwashers are NOT run through complete cleaning cycles.
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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.

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Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Spot exhaust fans
240 volt receptacle for laundry equipment present: Yes
49) Repair/Replace, Minor Defect - The Master Bathroom has areas of detached wallpaper.
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50) Minor Defect - The whirlpool tub in the Master Bathroom drained slowly. Recommend clearing drain and/or that a qualified plumber repair if necessary.
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51) Satisfactory - Laundry area appears to be in good condition. The room has the proper plumbing and wiring to accommodate washing & drying equipment. The cabinets, countertops, and sink are in good condition.
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52) Satisfactory - No leaks, stains, or water damage were detected underneath or around the bathroom sinks, toilets, tubs, and shower stalls. The plumbing connections were intact and securely fitted.
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53) Satisfactory - The whirlpool tub was filled and tested. The pump and jets all appear to be in good working condition.
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54) Satisfactory - The shower doors enclosure were securely installed with safety glass. The tub and shower hardware was plumbed correctly and the shower heads did not leak.
55) Satisfactory - The grout around the ceramic tiles and the caulking around the sinks, tubs and toilets was intact and in good condition.


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.

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Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood and metal
Condition of windows and skylights: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring:
Flooring type or covering: Carpet, vinyl, linoleum or marmoleum, wood or wood products and tile
Condition of stairs, handrails and guardrails: Appeared serviceable
56) Repair/Replace, Minor Defect, Comment - The majority of the walls and ceiling areas are in good condition. No significant cracks or nail pops were found on the walls or ceilings throughout the entire home. Some small areas exist with scratches needing to be painted (around the back door that is located nearest the Laundry Room). These are cosmetic concerns.
57) Repair/Replace, Minor Defect - One of the back porch doors is damaged and will not close. The other back porch door has loose weatherstripping on the bottom side and some hardware that needs to be tightened.
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See the following two frames that address this porch door.
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Repair or replace this piece of hardware.
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Repair weatherstripping on the bottom of this door.

58) Repair/Replace, Minor Defect - One of the closet doors was damaged on its interior side.
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59) Repair/Replace - Small water stains on the floor and peeling paint on the baseboards are present around the front door.
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See close ups of this area and the area directly behind the door in the next two frames.
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Blue arrow - Peeling paint
Red arrow - Water stains
 

60) Satisfactory, Comment - The non-carpeted flooring throughout this home was found to be in an acceptable condition and relatively level. A laser was used to check the levelness of the hard-surfaced flooring.
None of the flooring was found to be squeaky or have any sagging or springy areas.

There were several soiled areas found in the carpeted areas, especially in the stairway area.
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61) Satisfactory - All of the doors and their accompanying hardware were in good condition. No major damage and/or deterioration was noted. All doors opened and closed easily. No problems were noted with the dead bolts / locks, weatherstripping, thresholds, or safety glass.
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62) Satisfactory - The randomly tested windows and their hardware were found to properly function - opening and closing properly. No broken window panes were detected.
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63) Comment - Screens were missing from many windows.

The window screens that have been removed are located upstairs, in the closet where the older (Rheem) hot water tank is located.


Inspected by Mid South Property Inspections, LLC
Charles "Chuck" Vincent Lic # MHIB0574
662.592.2169