Shawford Property Inspections, LLC
Website: http://www.reporthost.com/shawfordhi
Email: shawfordinspections@comcast.net
Phone: (404) 374-7070
|
Property Inspection Report |
| Client(s): |
Sample |
| Property address: |
Atlanta, Ga |
| Inspection date: |
2008 |
This report published on 7/10/2008 9:55:21 AM EDT
View summary page
This report is the exclusive property of Shawford Property Inspections, LLC and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
How to Read this Report
This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information.
Concerns are shown and sorted according to these types: | Safety | Poses a risk of injury or death |
 | Major Defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Minor Defect | Correction likely involves only a minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For your information |
Structural Pest Inspection Concerns
Items of concern relating to the structural pest inspection are shown as follows:
 | WDO/WDI Infestation | Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) |
 | WDO/WDI Damage | Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) |
 | WDO/WDI Conducive
conditions | Conditions 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
Basement
Grounds
Exterior
Roof
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Kitchen
Bathrooms
Interior rooms
Inspector: Denny Ford
Positive Comments: Decks are new and well attached, missing only the flashing. There appears to have been extensive work and money put into the remodel on the upper floors. All electric, plumbing and HVAC appear to have been updated (except for missing condenser units).
Structures inspected: 567 Boulevard, Atlanta, Ga 30312
Type of building: Single family
Age of building: 88
Time started: 12:30
Time finished: 3:00
Inspection Fee: 300.00
Payment method: Cash
Present during inspection: Client(at times), Realtor(at beginning)
Occupied: No
Weather conditions: Clear
Temperature: Warm
Ground condition: Damp
Front of structure faces: East
Main entrance faces: East
Foundation type: Semi-Finished Basement
Type of building: Single family
1)
House was in a state of partial remodel, with most of the upstairs completed except for painting and other finishes.
The basement had significant water damage and existing drywall had be cut off to eliminate the water and allow the area to dry.
2)
The natural gas service was turned off. As a result, some appliances such as water heater(s), forced air furnace(s), gas fireplace(s), stove(s), range(s) and/or gas supply lines weren't fully evaluated. The inspector was unable to test for gas leaks.
3)
The water service wasn't turned on during the inspection. As a result, plumbing supply, drain and waste lines, fixtures, and some appliances such as water heaters weren't fully evaluated.
4)
Electricity was not available during the inspection (service turned off or not fully installed, main disconnect tripped, etc.). As a result, branch circuit wiring, fixtures such as lights and fans, switches, ground fault circuit interrupter (GFCI) devices, arc fault circuit interrupter (AFCI) devices, and some appliances such as water heaters, forced air furnaces, heat pump or air conditioning units, and kitchen appliances weren't fully evaluated.
Insulation material underneath floor above: None
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Solid wood joists
5)
The basement has water damage and an effort has been made to remove the damaged material, thus exposing the brick foundation.
It appears that the foundation has significant damage and should be referred to a structural engineer to determine whether or not this can be fixed and to what extent it impacts the structure.
Photo 6
|
Photo 7
|
Photo 8
|
Photo 9
|
6)
Standing water and/or wet areas were found in one or more sections of the basement. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. A qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in the basement include:
Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
Improving perimeter grading
Repairing, installing or improving underground footing and/or curtain drains
Ideally, water should not enter the basement, but if water must be controlled after it enters the basement, then typical repairs include installing sump pump(s) or interior perimeter drains.
Photo 13
|
Photo 14
|
Footing material: Not visible
Foundation material: Brick; Some concrete block was present, and in one place, framing was being used for foundation
Driveway material: Poured in place concrete
Sidewalk material: Brick
7)
Cracks, deterioration, leaning and/or bowing were found in one or more retaining walls. Because of the height or proximity to foundations or property lines, a qualified structural engineer should evaluate to determine what repairs are necessary. Repairs should be made by a qualified contractor.
Retaining wall on North side of house has a significant lean and has been 'repaired' by using a steel band.
Photo 1
|
|
8)
The perimeter grading slopes towards the structure in one or more areas. This can result in water accumulating 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. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.
Photo 12
|
|
9)
Fences and/or gates are damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary.
10)
Minor cracks were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
Wall covering: Wood clapboard
Apparent wall structure: Wood frame
Exterior door material: Solid core steel
11)
Flashing is missing from above one or more deck ledger boards. This can cause moisture to accumulate between the ledger board(s) and the structure. Rot may result in this area and cause the ledger board fasteners to fail. The deck may separate from the structure in this event and poses a significant safety hazard. A qualified contractor should install flashing above ledger board(s) where necessary. For more information on installing deck ledger boards visit: http://www.hometime.com/Howto/projects/decks/deck_4.htm
And for more information on building safe decks in general, visit: http://www.thisoldhouse.com/toh/knowhow/exteriors/article/0,16417,212625,00.html
12)
Cover plate(s) are broken at one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be replaced where necessary.
Photo 5
|
|
13)
One or more exterior disconnect switches, such as for a heat pump or air conditioner compressor unit, have exposed wiring or components when the cover is opened or removed. This is a safety hazard due to the risk of shock, especially for children. Because these boxes rarely need to be opened (usually only for maintenance), recommend installing a lock on box cover(s) to reduce the risk of shock.
14)
One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating 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. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
Photo 4
|
|
15)
There are gaps in the siding in someplaces. Gaps allow the entrance of water and unwanted pests. Evaluation and repair by a qualified professional is recommended.
Photo 11
|
|
16)
Recommend cleaning deck(s) and railing(s) and treating with a preservative claiming to waterproof, block ultraviolet light, and stop mildew. Consumer Reports recommends these products:
Cabot Decking Stain and PTW Stain
Olympic Water Repellent Deck Stain
Thompson's House and Deck Stain
Wolman PTW Deck Stain
Akzo Sikkens Cetol DEK
Benjamin Moore Moorwood Clear Wood Finish
DAP Woodlife Premium
Olympic Natural Look Protector Plus
Roof inspection method: Viewed from ground with binoculars
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 10 years
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
17)
Trees overhanging and touching roof. Should be trimmed by a qualfied professional.
Photo 2
|
|
Inspection method: Viewed from hatch
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Insulation material: Fiberglass loose fill
Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: Outside - South Wall
Location of sub panels: Front Bedroom, Basement West wall
Service entrance conductor material: Aluminum
System ground: Cold water supply pipes
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: Can't verify
Smoke detectors present: Yes
18)
One or more screws are missing from the main service panel cover and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.
19)
Many outlets open. House is still in a state of remodel. Unable to verify grounding or GFCI, although some were present.
Estimated age: New
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: General Electric
Number of water heaters: 2
20)
Gas flue for water heaters (2) and rurnace were run in such a way that part of the run was downhill. This could result in a CO problem.
21)
The temperature-pressure relief valve drain line is routed so as to empty into the crawl space. Water may accumulate in the crawl space if the valve develops a leak. A qualified plumber should re-route the drain line so as to drain outside.
22)
The water heater was turned off at the time of the inspection. For example, circuit breaker turned off, gas supply turned off or pilot light turned off. The inspector was unable to fully evaluate the water heater.
Estimated age: New
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Flexible ducts
Number of air handlers: 3
23)
Electric and Gas were turned off. Was not possible to determine working condition of the furnaces.
The condenser units were missing (stolen?) and will have to be replaced.
New pads for the condensers should be installed to provide a supportable and level location for the condenser units.
Photo 3
|
|
Location of main water shut-off valve: Basement - East wall of house
Location of main water meter: Street
Location of main fuel shut-off: SouthEast corner of house
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
24)
Water supply was off, therefore the inspector could not evaluate the plumbing equipment.
It should be noted the supply pipe and waste pipe appeared to be new.
25)
No appliances, electric, gas or water.
26)
Bathrooms have been recently redone.
No electric or water present and could not evaluate.
27)
Master bedroom floor had several humps. The basement ceiling was finished and the inspector was unable to determine the exact cause of the floor issues. The floor did not appear to give, but it is recommended that the floor be evaluated by a qualified professional.
Photo 10
|
|
Shawford - Specializing in Your Peace of Mind