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Property Inspection Services
400 Greenlaurel Drive
Atlanta GA 30342-2071
Inspector: Eugene White
Property Inspection Report
||Tuesday, October 13, 2015
This report published on Friday, February 10, 2017 11:41:03 AM EST
Type of building: Single family
Time started: 10:00
Time finished: 3:30
Inspection Fee: 425.00
Payment method: Check
Present during inspection: Client(s)
Weather conditions: Clear
Ground condition: Dry
Front of structure faces: West
Main entrance faces: West
Foundation type: Unfinished basement, Finished basement
The following items are excluded from this inspection: Private sewage disposal system, Security system, Built-in sound system
This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Cement-based clapboard, Brick veneer
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel, Glass panel
One downspouts is crushed. This can restrict the water flow and result in clogging and overflowing gutters. Water may accumulate around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Damaged downspouts should be repaired or replaced as necessary, and by a qualified contractor if necessary.
One shutter is bowed out at top and loose from wall at front right garage window. Have contractor reattach shutter.
Two front left window screens are damaged with holes in screen. Have contractor replace damaged screens.
One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:
- Hydraulic cement. Requires chiseling a channel in the crack to apply.
- Resilient caulks (easy to apply).
- Epoxy sealants (both a waterproof and structural repair).
The finish on the deck(s) is worn and/or deteriorated. Recommend cleaning and refinishing as necessary.
Roof inspection method: Viewed from ground with binoculars
Roof type: Gable, Hipped
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 17 Yrs
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
The siding on chimney walls above lower roof sections is in contact with or has less than a one inch gap between it and the roof surface below. A gap of at least one inch is recommended so water isn't wicked up into the siding from the shingles below, and also to provide room for additional layers of roofing materials when the current roof surface fails. Siding on left side has water damage and should be replaced. Recommend having a qualified contractor make repairs as necessary, such as trimming siding, so at least a one inch gap exists between the siding and the roofing below where necessary.
Debris has accumulated in rear gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
Monitor for roofing nails that have loosened or backed out. Leaks may occur as a result. If shingles are lifted by nails backing out, a qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails and applying sealant.
Because of the configuration of the roof, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.
Although no significant brick cracks are evident, brick lintel appears to sag in center of garage opening. Monitor the brick for cracks indicating the sag is worsening. Repair would require removing the brick, stabilizing the metal lintel and replacing the brick.
Inspection method: Traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Insulation material: Fiberglass loose fill, Fiberglass roll or batt
Insulation depth: 10-12"
Ceiling insulation is missing in area of prior leak on right side by plumbing vent. Recommend installing insulation where missing for better energy efficiency and monitoring area for future leak.
Pull-down stairs are installed for the attic access. No insulation is installed above the stairs and no weatherstripping is installed around the hatch perimeter. To reduce air leakage, recommend installing weatherstripping and an insulated hatch cover. An example of one can be seen at http://www.batticdoor.com/
Interior air leaking into the attic results in heating and cooling losses, increased energy costs, and a possible increase in moisture levels in the attic due condensation forming on the underside of the roof sheathing during cold weather.
There is no firestop at the chimney between the attic and the ceiling below. Have qualified contract install firestop at opening between the ceiling and the attic above.
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of sub panels: Basement front left
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
The main service panel cover couldn't be removed due to screw would not back out. This panel wasn't fully evaluated. Repairs should be made so the cover can come off easily.
Energy source: Natural gas
Capacity (in gallons): 50
The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
Heating and cooling
Estimated age: 16 Yrs
Primary heating system energy source: Natural gas
Primary heat system type: Forced air, Medium efficiency
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Flexible ducts
Filter location: In return air duct below furnace
The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to have exceeded this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
The gas has been off for a period of time. The attempt to light pilot with automatic ignition timed out and the furnace did not light up when operating normal controls. This system was not fully evaluated. The client(s) should consult with the property owner(s) as to how it operates and have a qualified heating and cooling contractor evaluate and make repairs if necessary.
The upstairs bonus room may have no insulation between garage ceiling and floor, attic doors are not weather-stripped and supply air register may be too small for space. The heat gain may exceed the air conditioning capacity of the ductwork; therefore, a supplemental space a/c unit has been added for additional cooling capacity.
The air handler's filter has no cover. As a result, unfiltered air from attic can flow through the system. The heating/cooling equipment service life and the indoor air quality may be reduced. A qualified contractor should make repairs as necessary, such as installing filter compartment door so filter is securely installed with minimal gaps at edges.
Air handler filter was very dirty and a replacement filter beside unit was installed. Filters should be checked monthly in the future and replaced as necessary.
Plumbing and laundry
Water pressure (psi): 140
Location of main fuel shut-off: Right wall
Water service: Public
Service pipe material: Polyethelene
Supply pipe material: CPVC
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
Recommend having the septic tank inspected. Recommend having the tank pumped if it was last pumped more than 3 years ago. This was completed during the inspection.
An ejector pump with sump is installed to pump basement bathroom drain into main sewer drain. It performed and appeared to be in good operating condition.
Fireplaces, woodstoves and chimneys
Fireplace type: Metal prefabricated
Chimney type: Metal
One or more fireplaces equipped with a gas burner has a damper that can be closed. This is a safety hazard due to the possibility of burner or pilot light exhaust gases entering living spaces. A qualified chimney service contractor should make repairs as necessary so the damper is made permanently open. Typically a bracket or bolt is installed for this purpose.
Insulation material underneath floor above: Fiberglass roll or batt
Pier or support post material: Wood
Beam material: Laminated wood, Wood I joists
Floor structure above: Engineered wood joists
The bracket that attaches the dishwasher to the underside of the countertop is missing. Repairs should be made as necessary, such as installing or reinstalling the bracket, and by a qualified contractor if necessary.
Left master bathroom and right bathroom toilets are loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
Basement bathroom with a shower has an exhaust fan installed, but does not appear to exhaust to exterior. Moisture accumulation will occur and may damage the structure. A qualified contractor should duct exhaust fan to exterior as per standard building practices where missing in bathrooms with showers.
Basement toilet seat is missing. Seat should be replaced as necessary.
Master bathroom jetted tub has a leak in circulation line visible from side access panel. Have plumber evaluate and repair leak in line.
Right bathroom drain plug is detached from stem and does not open/close properly. Reattach drain to stem or replace as necessary.
Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association
, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:http://www.google.com/search?q=old+smoke+alarms
An insufficient number of smoke alarms are installed in basement. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:http://www.cpsc.gov/cpscpub/pubs/5077.html
Squeaking or creaking noises occur when walking on one or more sections of carpeted flooring. This is usually caused by substandard construction practices where the subfloor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners
exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering, and the access to the underside of the subfloor. Recommend having a qualified contractor evaluate and repair as necessary. For more information, visit:http://www.google.com/search?hl=en&q=squeaky+floors
Air supply register in family room is loose or installed in a substandard way. Repairs should be made as necessary so register is securely attached, flush with the surface on which they are installed.
Several windows that were built to open, will not open, or open only minimally due to their being painted shut, damaged and/or deteriorated in some way. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.
Right rear bedroom door will not latch when closed. Repairs should be made as necessary, and by a qualified contractor if necessary. For example, aligning strike plates with latch bolts and/or replacing locksets.
Exterior entrance door to deck is damaged and/or deteriorated at bottom of jamb and dead bolt does not engage. Door should be repaired by a qualified contractor.
Carpeting in right rear bedroom is soiled and/or stained. Recommend having carpeting professionally cleaned as necessary.
Basement rooms that are considered living spaces appear to have no visible source of heat other than gas space heaters. The client(s) should consult with the property owner(s) regarding this, and if necessary, a qualified contractor should evaluate and install safe heat source(s) as necessary.
Front light fixture in hall to garage appears to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
Several light fixtures and ceiling fans have inoperative bulbs and could not be fully evaluated. Bulbs may simply need to be installed, or repairs or replacement may be necessary.