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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):  John & Jane Doe
Property address:  1 Main St.
Starkville, MS
Inspection date:  Thursday, May 28, 2015

This report published on Thursday, May 28, 2015 5:21:22 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
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
Electrical System
Plumbing / Fuel Systems
Water Heater(s)
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Bathrooms & Laundry
Interior Rooms, Doors and Windows


General Information
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Report number: 08122014-2
Time started: 9:00 a
Time finished: 4:00p
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Hot
Type of building: Single family dwelling, attached double garage, and detached Shop
Buildings inspected: One house, One shop


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: Level
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
1) Satisfactory, Comment - The sidewalks and back porch flooring are in excellent condition. No trip hazards or minor deterioration (e.g. cracks, holes, settlement, heaving) were present.
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Photo 1-1
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Photo 1-2

2) Satisfactory - The driveway has a slight slope down and away from the building perimeter, keeping as much water away from the foundation as possible.
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Photo 2-1
 

3) Comment - The driveway is in excellent condition. No major cracks, holes, settlement, or heaving were detected, and no trip hazards are present.
Repairs to any of the "hairline" cracks would strictly be for aesthetic purposes .
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Photo 3-1
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Photo 3-2


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: Wood frame
Wall covering: Vinyl, Brick veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade
Foundation/stem wall material: Concrete slab on grade
4) Recommendation - Tree limbs and shrubs were in contact with the building's exterior, including the shingles on the roof. Recommend trimming tree limbs and shrubbery away from the exterior walls and roof, establishing and maintaining a minimum 12 inch clearance.
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Photo 4-1
Recommend to establish & maintain a minimum 12 inch clearance between exterior walls and all vegetation
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Photo 4-2
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Photo 4-3
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Photo 4-4

5) Satisfactory, Comment - No major cracks were found in the foundation. No minor "settling" cracks were detected either. The foundation appears to be in excellent condition.
6) Satisfactory - The exterior wall covering (brick veneer and vinyl trim) is in good condition. The weep holes in the brick veneer are properly spaced and clear - allowing condensation behind the walls to properly escape.
7) Satisfactory - The hurricane fence and gates are in excellent condition.
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Photo 7-1
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Photo 7-2


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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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
8) Repair/Replace, Recommendation, Minor Defect, Comment - The shingles, valleys, ridge lines, and flashing are in overall good condition. Some "bleedthrough" is present,mainly visible on the back side of the roof. Bleedthrough occurs when the asphalt heats up in the summer months, rises to the surface of the shingle, and flows downward. BT does not adversely affect the integrity of the shingle enough to be an "issue". It is a cosmetic issue more than anything else.
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Photo 8-1
Photos 8-1, 8-2, and 8-3 show how the valleys have been cut in- excellent roofing work.
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Photo 8-2
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Photo 8-3
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Photo 8-4
8-4 & 8-5 show the clear ridge vents
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Photo 8-5
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Photo 8-6
Photos 8-6 thru 8-8 show the "bleed-through" on the back side of the roof
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Photo 8-7
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Photo 8-8

9) Maintain, Satisfactory, Comment - No debris was found in the or gutters or downspouts.

Recommend to monitor these and keep them in their current condition. When clogged, gutters can overflow and cause water to come in contact with the building exterior, or accumulate around the foundation


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): More than R-38
Roof ventilation type: Ridge vent(s), Enclosed soffit vents
10) Satisfactory - Rafters in the roof's structure look new - no damaged or split rafters were detected. The remaining exposed wood (joists, beams, roof decking) is also in excellent condition, with no water stains or other signs of leaking detected.
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Photo 10-1
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Photo 10-2
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Photo 10-3
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Photo 10-4

11) Satisfactory - The amount of "loose-fill" fiberglass attic insulation exceeds the current standard rating of R-38. Heating and cooling costs should likely be lower than average, due to the excellent energy efficiency that is being provided by the insulation.
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Photo 11-1
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Photo 11-2
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Photo 11-3
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Photo 11-4

12) Satisfactory - The soffit and ridge vents were clear - not clogged with dirt, paint, or blocked by insulation - enabling air to flow freely.
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Photo 12-1
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Photo 12-2
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Photo 12-3
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Photo 12-4

13) Satisfactory - The attic ventilation is sufficient. The gable and soffit vents are clean and free from any debris that would interfere with the ventilation.


Garage
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Type of garage vehicle door: Sectional
Number of vehicle doors: 3
Condition of automatic opener(s): Appeared serviceable
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 garage vehicle doors were well balanced and opened/closed with ease. 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.
16) Satisfactory - The concrete slab floors in the garage and the shop and the ceiling and interior walls of the garage are in excellent condition. No cracks were detected in any of these areas. The interior walls of the shop are unfinished.
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Photo 16-1
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Photo 16-2


Electrical System
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Limitations: * The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
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Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
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 main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Garage
Location of main service panel #B: Shop
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed, Copper (Romex)
Ground fault circuit interrupter (GFCI) protection present: Yes
17) Safety, Satisfactory, Comment - The electric service to this property is be rated at 200 amps.
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 are all properly matched.
18) Safety, Satisfactory - No exposed splices, loose, or bare-end wiring (Romex) were detected.
19) Safety, Satisfactory - Electrical outlets were tested in every room to ensure that they had been correctly wired and installed. All tested outlets are wired correctly (with "hot", neutral, and ground wires).
20) Satisfactory, Comment - The main service panel is in good condition. It is 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 panel being loaded correctly. This helps eliminate any potential electrical fire hazards.
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Photo 20-1
Main electrical panel located in the garage
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Photo 20-2
Sub-panel is located in the Shop


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 pressure (psi): 63 lbs. psi
Location of main water shut-off: Building exterior
Condition of supply lines: Appeared serviceable
Supply pipe material: CPVC plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Sewage ejector pump installed: Yes
Condition of sewage ejector pump: Appeared serviceable
21) Comment - Location of the main water cut-off valve is pictured below.
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Photo 21-1
Main water valve location
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Photo 21-2
Main water valve seen here and in following photo
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Photo 21-3
 

22) - All homes in this area have septic tanks. The company that services this home's system happened to be servicing the system at the time of the inspection. All 4 underground tanks were pumped out.


Water Heater(s)
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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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Type: Tank
Energy source: Electricity
Estimated age: Both heaters manufactured in 2004
Capacity (in gallons): 40, 52
Temperature-pressure relief valve installed: Yes
Location of water heater: Attic
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): Heater #1 - 118 F / Heater #2 - 111 F
23) 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: Ruud / electric / 50 gal. capacity

Model: -52-2PE2 Serial #: RU 0604B20068

Mfg. date: JUN 2004
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Photo 23-1
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Photo 23-2

24) Satisfactory, Comment - Water Heater #2 Information:

Make: Ruud / elec / 40 gal. capacity

Model# : PE2-40-2 Serial# : RU 0304283033

Mfg. date: MAR 2004
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Photo 24-1
 

25) Comment - The estimated useful life for most water heaters is 8-12 years. Both of these heaters are 10 years old. Both heaters ran flawlessly at the time of the inspection. Even though both heaters have reached the average lifespan, it is not uncommon to see 30+ year old equipment in use.


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, Furnace
26) Recommendation - HVAC EQUIPMENT INFORMATION

SYSTEM # 1
MAKE: TRANE - XL 16i
FURNACE -CONDENSOR-A/C COMPRESSOR
SERIAL # 4252YN62F
MODEL # 4TWX6048A1000AA
MFG. DATE: JUN 2004
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Photo 26-1
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Photo 26-2

27) Satisfactory - The attic drain pans and lines for the HVAC equipment were installed correctly and in excellent condition.
28) Satisfactory - Fireplace gas logs- The gas line connections, pilot light, and controls were checked and found to be in good condition.
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Photo 28-1
 

29) Comment - HVAC EQUIPMENT INFORMATION

SYSTEM # 2
MAKE: TRANE - XB 12
FURNACE CONDENSOR - A/C COMPRESSOR (HEAT PUMP)
Serial # 5023WK04F
Model # 2TWB2024A1000AA
MFG. DATE: JAN 2005
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Photo 29-1
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Photo 29-2


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 under-sink food disposal: Appeared serviceable
30) Satisfactory, Comment - Kitchen countertops and/or backsplashes are in good condition.
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Photo 30-1
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Photo 30-2

31) Satisfactory, Comment - The Kitchen cabinets, drawers and cabinet doors were in good condition.
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Photo 31-1
 

32) Satisfactory, Comment - The sink and faucet were in good condition.
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Photo 32-1
 

33) Satisfactory - Hardware on kitchen cabinets, drawers, and doors (such as hinges, latches, closers, magnets or pulls) were not loose, missing or damaged.
34) Satisfactory - No active leaks, stains or signs of old leaks, or water damage were found underneath the kitchen sink.
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Photo 34-1
 

35) Satisfactory - The under-sink food disposal is plumbed and wired correctly and in good working condition.
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Photo 35-1
 

36) Satisfactory - The range's burners, bake and broil functions, interior and exterior lights, and exhaust fan were tested and all appeared to be in good working condition.
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Photo 36-1
 

37) 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 be in good condition.

*Note: Dishwashers are NOT tested or run through a complete cleaning cycle.
38) Comment - An exhaust hood was installed over the cook top or range, but the fan recirculated the exhaust air back into the kitchen. This may be due to no duct being installed. This can be a nuisance for odor and grease accumulation.


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 counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets:
Condition of shower(s) and related plumbing: Appeared serviceable
240 volt receptacle for laundry equipment present: Yes
39) Satisfactory - Bathroom countertops and backsplashes are in good condition.
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Photo 39-1
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Photo 39-2

40) Satisfactory - No leaks or water stains were found in the shelving or cabinets below the bathroom sinks.
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Photo 40-1
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Photo 40-2
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Photo 40-3
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Photo 40-4
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Photo 40-5
 

41) Satisfactory - No leaking detected around the toilets. The toilets are correctly plumbed and in good working condition.
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Photo 41-1
 

42) Satisfactory - The jacuzzi and showers are correctly plumbed and free of leaks.
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Photo 42-1
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Photo 42-2

43) Satisfactory - The Laundry Room is in excellent condition. The room has the proper plumbing and wiring to accommodate washing & drying equipment.
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Photo 43-1
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Photo 43-2


Interior Rooms, 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 windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Metal, Multi-pane, Single-pane
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
44) Satisfactory, Comment - The interior walls and ceilings are in excellent condition. No significant cracks or nail pops were found on the walls or ceilings throughout the entire home.
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Photo 44-1
 

45) Satisfactory, Comment - The carpeting throughout the home is in good condition. No loose, stained, or dirty carpeting was noticed. It has been well maintained and appears to have received a professional cleaning recently.
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Photo 45-1
 

46) 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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Photo 46-1
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Photo 46-2
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Photo 46-3
 

47) Satisfactory - Windows and their hardware were found to properly function - opening and closing properly. No broken window panes were detected.
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Photo 47-1
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Photo 47-2
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Photo 47-3
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Photo 47-4


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Photo X-1
 


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