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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

    

MID SOUTH PROPERTY INSPECTIONS, LLC
RESIDENTIAL PROPERTY REPORT

Client(s):  Ms. Jane Doe
Property address:  1 Main St.
Caledonia, MS
Inspection date:  Thursday, May 28, 2015

This report published on Thursday, May 28, 2015 5:17:35 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
MonitorRecommend monitoring in the future
SatisfactoryItem or component is in serviceable condition
CommentFor your information

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)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms & Laundry
Interior, Doors and Windows


General Information
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Report number: 10032014-1
Time started: 1030a
Time finished: 3:45p
Present during inspection: Client, Property owner, Realtor
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Hot
Type of building: Single family
Age of main building: Built in 2009
Source for main building age: Realtor, Property owner
Front of building faces: West
Main entrance faces: West
Occupied: Yes


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: Steep slope
Driveway material: Asphalt, Poured in place concrete
1) Repair/Replace, Recommendation, Evaluate - Some erosion on the front lawn is present. Recommend planting some type of ground cover that does not require a lot of sunlight in the areas shown, to prevent further erosion.
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A close up of this area is shown in the next frame.
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2) Repair/Replace, Minor Defect - The patios had some some loose stones, needing mortar to be replaced.
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3) Repair/Replace - The bottoms of some of the cedar support columns have rotten wood present needing repair. See photos.
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The bottoms of the columns should be at least 1/2 inch above grade. It is difficult to detect this type of problem, as wooden columns usually rot from the inside out.
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Some of the molding around the columns in the breezeway need minor repair. Frames 3-8, 3-9, & 3-10 are all located in the breezeway seen in this photo.

4) Minor Defect, Maintain, Monitor, Comment - The asphalt driveway is in good condition. It was sealed approx. 1 year ago. Settling cracks are common and some minor cracks are shown in the following photos.

Any repairs to these cracks at the current time would be for cosmetic purposes.

Asphalt normally requires to be sealed approx. every 3/ 5 years, to help prevent major damage from occurring.
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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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Condition of wall exterior covering: Appeared serviceable
Apparent wall structure:
Wall covering: Wood, Brick veneer, Stone or faux stone veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade
Foundation/stem wall material: Poured in place concrete, Concrete block
Footing material (under foundation stem wall): Poured in place concrete
5) Recommendation, Maintain, Monitor - Shrubs and limbs were in contact with the building's exterior. Vegetation contacting most types of siding and roofing materials can promote and/or cause deterioration of the materials.

Recommend trimming all vegetation away from the exterior, establishing and maintaining a minimum 12 inch clearance at all times.
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6) Satisfactory, Comment - The foundation appears to be in excellent condition. No cracks were detected.


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: Viewed from eaves on ladder
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
7) Maintain, Satisfactory, Comment - All of the gutters are equipped with guards to prevent debris from entering.
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8) Satisfactory, Comment - No active leaks, water damage, and/or evidence of past leaks were detected. The shingles, valleys, ridge lines, ridge vents and ridge covers, and exposed flashing at the base of objects penetrating the roof, all appear to be in excellent 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
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Cellulose loose fill
Condition of roof ventilation: Appeared serviceable
9) Safety, Satisfactory, Comment - The recessed "can" lights in the attic that were in contact with insulation, did havea visible rating (to ensure safe contact with insulation).
10) Satisfactory, Comment - The enclosed soffit and ridge vents were clear and in good condition - not clogged with dirt, paint, or blocked by insulation - enabling air to flow freely.
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11) Satisfactory - The "loose-fill" cellulose attic insulation is in excellent condition. The amount of insulation (depths range from 12 to 18 inches) exceeds the current insulating code rating of R-38.

Heating and cooling costs should likely be lower than average, due to the energy efficiency that is being provided by the insulation.
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12) Satisfactory - No signs of past or present roof leaks were identified. The exposed wooden components in the attic (ceiling joists, rafters, roof decking) are in excellent condition.
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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, Garage
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Solid core
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 3
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
13) Safety, Satisfactory, Comment - The garage vehicle doors were 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.
14) 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.
15) Safety, Satisfactory - The threshold and weatherstripping were installed on the door between the garage and the house. House to garage doors prevent fire and fumes from spreading from the garage to the house. Thresholds prevent fire and fumes from spreading underneath the door
16) Satisfactory - The garage's concrete slab floor, the ceiling, and interior walls have been well maintained and are all in good condition.


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: Underground
Number of service conductors: 3
Service voltage (volts): 3 phase, 4 wire, 120
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of sub-panel(s): Appeared serviceable
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
Arc fault circuit interrupter (AFCI) protection present: Yes
Smoke alarms installed: Yes, but not tested
17) Safety, Repair/Replace - One or more electric receptacles (outlets) had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?RPR
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See close up in frame 17-2.
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See close up in frame 17-4.
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See close up in frame 17-6.
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See close up in frame 17-8.
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18) Safety, Satisfactory, Comment - The main service panels are in good condition. They are rated for the correct amount of amperage, matching the other service components ( meter base, service conductor wires, and main disconnect). This results in the main service panels being loaded correctly. This helps eliminate any potential electrical fire hazards.
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19) Safety, Satisfactory - No exposed splices, loose, or bare-end wiring (Romex) were detected.
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20) Evaluate - One or more switches were taped so that they're inoperable. Consult with the property owner regarding this. If necessary, recommend that a qualified electrician repair.
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See close up in frame 20-2.
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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): 62 lbs.psi
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, CPVC plastic
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Type of irrigation system supply source: Public
Condition of fuel system: Appeared serviceable
21) Satisfactory - No leaks were found in the water supply lines or fittings.
22) Satisfactory - The 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: Tankless
Energy source: Natural gas
Estimated age: 5 years
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 117 f


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 distribution type(s): Ducts and registers, Elements in floor or ceiling
Last service date of primary heat source: 09/2014
Source for last service date of primary heat source: Property owner
Condition of forced air heating/(cooling) system: Appeared serviceable
Location for forced air filter(s): 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
23) Repair/Replace, Recommendation, Minor Defect - Recommend replacing the insulation on the air conditioning condensing units' exterior refrigerant lines.
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See close up of this area in frame 23-3.
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24) Repair/Replace - One HVAC duct was found to be loose from the wall. The rest of the 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.

See photo of the duct in need of repair below.
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See close up in frame 24-2.
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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.

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Condition of wood-burning fireplaces, stoves: Appeared serviceable
Wood-burning fireplace type: Masonry
Condition of chimneys and flues: Appeared serviceable
Wood-burning chimney type: Masonry


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 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: Natural gas
Condition of refrigerator: Appeared serviceable


Bathrooms & Laundry
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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 bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
240 volt receptacle for laundry equipment present: Yes


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
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of stairs, handrails and guardrails: Appeared serviceable
25) Satisfactory, Comment - The flooring throughout this home was found to be in good condition and acceptably level. No areas of the flooring were found to be squeaky, sagging, or springy. A laser was used to measure the hard-surfaced flooring areas.

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