Smart Home Inspections

Website: http://www.reporthost.com/smarthome
Email: prninspector@gmail.com
Phone: (770) 310-7392
Inspector: Paul Nashke

 

Property Inspection Report
Client(s): FIRST TIME HOME BUYERS 2
Property address: 1 COLONIAL CIRCLE
GEORGIA
Inspection date: THIS YEAR, 2009
This report published on 5/12/2009 3:33:44 PM EDT

View summary page

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited. This report supplements verbal comments made during or after the inspection. Repair estimates are provided as a courtesy and will vary.

 
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 
Major DefectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
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 / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Structural Pest Findings
 
General Information Return to table of contents
Time started: 12:30
Time finished: 4:30 PM
Present during inspection: Property owner, Realtor
Client present for discussion at end of inspection: No
Weather conditions: Clear
Temperature: Cool
Ground condition: Dry
Type of building: Single family
Age of building(s): 8-20-83
Source for building age: COUNTY INSPECTION TAG IN ELECTRICAL BOX
Occupied: No
 
Grounds Return to table of contents
Fence and gate material: Wood
Site profile: Moderate slope, Steep slope
Driveway material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable FRONT PORCH
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of guardrails: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Required repairs, replacement and/or evaluation (see comments below)
Condition of handrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
1) Flashing was missing from above one or more deck ledger boards. This can cause moisture to accumulate between the ledger board(s) and the building. Rot may result in this area and cause the ledger board fasteners to fail. The deck may separate from the building 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

Flashing should be installed under the siding and overlap the deck ledger board to prevent water rom running down the wall and behind the ledger board.
Cost estimate: $ 500-700

Photo 21  
Water has deteriorated the pressboard siding to allow water to get into the wall structure. If siding is replaced, the structure should be inspected. Structure should be repaired or replaced as needed.

Photo 36  
This board will need to be removed to properly install the flashing.

Photo 39  
 

2) One or more trip hazards were found in the driveway due to cracks, settlement, heaving and/or deterioration. A qualified contractor should evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.

The supporting dirt below the driveway in front of the garage appears to have been undermined and created voids.

Redirect downspout on left side of the garage to drain roof water 6 feet away from the structure and driveway.
Cost estimate: $ 1000-1500

Photo 65  
 

3) Replace deck post. Right side front. Monitor deck footings for settling
Cost estimate: $ 50-100

Photo 18  
 

4) Rot or water damage was found at one or more sets of exterior stairs in stringers. Stairways have settled significantly. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.
Cost estimate: $ 200-300

Photo 16  

Photo 19  

Photo 22  
Water runoff has eroded the dirt below the very thin stair footings.

Photo 24  
Stair stringers are damaged. Bottom step is too high off the groung-should be no more than 7 3/4 inches.

Stairway is not level.

Photo 27  
Landing boards are loose.

Photo 31  

Photo 40  
 

5) Fences were damaged or deteriorated in some areas. A qualified person should repair or replace sections as necessary.

Photo 12  
be careful not to step on nails

Photo 13  

6) Vegetation such as trees, shrubs and/or vines was in contact with or less than one foot from the building exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the building exterior.

Photo 14  
remove ivy on right side. also remove vines from trees

Photo 15  
Seal around gas pipe penetration to keep water out.

7) One or more guardrails were unsafe due to large gaps. This is a safety hazard.

This home was built when 6 inch gaps between the balusters was standard. This spacing proved to be an attractive hazard to small children who would get there heads stuck and choke when they tried to escape.

Newer standard building practices require that they:

  • Not have gaps or voids that allow passage of a sphere equal to or greater than four inches in diameter

    You should be aware of this potential hazard if you have guests or children in the future.

    A qualified contractor should evaluate and repair, replace or install guardrails as necessary, and as per standard building practices.
    Cost estimate: $ 150-250

    Photo 57  
     
     
    Exterior / Foundation Return to table of contents
    Condition of wall covering: Required repairs, replacement and/or evaluation (see comments below)
    Apparent wall structure: Wood frame
    Wall covering: Wood fiber
    Condition of foundation and footings: Required repairs, replacement and/or evaluation (see comments below)
    Foundation type: Finished basement
    Foundation material: Poured in place concrete
    Footing material: Poured in place concrete
    Condition of floor substructure: Appeared serviceable
    Beam material: Solid wood
    Floor structure: Solid wood joists
    Condition of the basement: Appeared serviceable
    8) This property was clad with composition wood fiber siding. Many brands of this type of siding by different manufacturers are known to deteriorate and/or fail prematurely due to moisture penetration. Failure is typically visible in the form of swelling, cracking and delamination, especially at the bottom edges. Class action lawsuits have been filed or are being filed against most manufacturers of this material.

    Much or all of the siding on this structure has failed and should be replaced. A qualified contractor should evaluate and replace siding as necessary.

    For more information, visit:
    http://www.ppg.com/ppgaf/pl1198.htm - Pittsburgh Paints, PRIMERS -THE FOUNDATION FOR A TOP QUALITY JOB
    http://www.siding4u.com/failing_siding_help.htm - Failing LP Siding Help Page
    Cost estimate: $ 15,000

    9) Repair downspouts and extensions so that they drain onto the surface at least 4 feet perpendicular to the structure to prevent expensive repairs.
    Cost estimate: $ 25-35

    Photo 2  

    Photo 3  
    Downspout on front side porch left sidedoes not connect to extension. Underground extensions frequently clog with leaves and roof debris and are not recommended. Underground terminations contribute to termite colony growth. The following photos show erosion at the base of the porch footings, foundation grading, cracks in the foundation due to settlement.

    Photo 4  
    front side right. cracking of foundation and stucco.

    Photo 7  

    Photo 8  

    Photo 9  
    soil undermined 12-18 inches under driveway at bottom of front porch stairs. cause is tracked back to clogged downspout at left side af garage-which also caused cracking and settelement of driveway.

    Photo 10  
    front porch footers were replaced but are stll settling due to downspout

    Photo 11  
    front, right side

    Photo 20  

    Photo 23  

    Photo 28  

    Photo 29  
    foundation drain should have been buried on top of footing

    Photo 30  
    cracks in foundation wall back side center. seal with concrete patch

    Photo 32  
    landscape timbers have settled and are undermined

    Photo 33  

    Photo 34  
    back left corner. source of erosion problems along back side.

    Photo 35  
    replace left front deck post

    Photo 37  
    erosion back left side. undermined footing

    Photo 38  

    Photo 41  

    Photo 68  
    extend downspout at left side of garage to surface 4 feet from structure. this caused driveway damage
     

    10) Replace damaged window trim
    Cost estimate: $ 200-250

    Photo 5  

    Photo 6  

    11) add metal flashing above back door wood frame
    Cost estimate: $ 50-75

    Photo 25  
     

    12) Many basement sections were not evaluated due to lack of access from the following conditions: and couldn't be fully evaluated. FRONT WALLS COVERED WITH DRYWALL
     
    Roof / Attic Return to table of contents
    Condition of roof structure: Appeared serviceable
    Roof type: Gable
    Age of roof surface(s): 10 YEARS
    Source for building age: Property listing SELLER'S PROPERTY DISCLOSURE
    Roof inspection method: Viewed from eaves on ladder, Viewed from ground with binoculars
    Condition of shingle and/or shake roof surface materials: Appeared serviceable
    Roof surface material: Asphalt or fiberglass composition shingles
    Apparent number of layers of roof surface material: One
    Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
    Condition of gutters, downspouts and extensions: Appeared serviceable
    Gutter and downspout material: Metal
    Gutter and downspout installation: Full
    Condition of attic: Appeared serviceable
    Attic inspection method: Traversed
    Roof structure type: Trusses
    Ceiling structure: Trusses
    Ceiling insulation material: Fiberglass loose fill
    Roof ventilation: Appears serviceable
    13) Flashings at the base of one or more chimneys were damaged, deteriorated. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.
    14) Extensions such as splash blocks or drain pipes for all downspouts were missing, clogged, damaged. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair, replace or install as necessary
     
    Garage / Carport Return to table of contents
    Type: Attached
    Condition of garage: Appeared serviceable
    Type of garage: Solid core
    Condition of garage vehicle door(s): Appeared serviceable
    Garage vehicle door type: Sectional
    Number of vehicle doors: 1
    Condition of automatic opener(s): Appeared serviceable
    Condition of garage floor: Appeared serviceable
    Condition of garage interior: Appeared serviceable
    Garage ventilation: Adequate
     
    Electric Return to table of contents
    Electric service condition: Appeared serviceable
    Primary service type: Underground
    Number of service conductors: 3
    Service voltage (volts): 120
    Service amperage (amps): 150
    Primary service overload protection type: Circuit breakers
    Service entrance conductor material: Aluminum
    Main disconnect rating (amps): 150
    System ground: Ground rod(s) in soil, Copper
    Condition of main service panel: Appeared serviceable
    Location of main service panel #A: Basement
    Location of main disconnect: Breaker at top of main service panel
    Branch circuit wiring type: Non-metallic sheathed
    Condition of branch circuit wiring: Serviceable
    Smoke detectors present: Yes
    15) Energized equipment was exposed at panel #A due to missing knockouts. This is a safety hazard due to the risk of shock. A qualified person should repair as necessary.

    Photo 48  
     

    16) One or more smoke detectors didn't respond when tested. A qualified person should evaluate and replace smoke detectors, replace batteries or make repairs as necessary. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

    Photo 66  
     

    17) repair broken lights outside back and basement
    Cost estimate: $ 25-50

    Photo 26  

    Photo 62  

    18) repair outlet in garage. ground prong stuck in upper outlet
    Cost estimate: $ 0-10

    Photo 43  
     
     
    Plumbing / Fuel Systems Return to table of contents
    Condition of service and main line: Appeared serviceable
    Location of main water meter: STREET
    Location of main water shut: BEHIND PANEL FRONT WALL
    Water service: Public
    Service pipe material: Copper
    Condition of supply lines: Appeared serviceable
    Supply pipe material: Copper
    Condition of waste lines: Appeared serviceable
    Waste pipe material: Plastic
    Condition of fuel system: Appeared serviceable
    Location of main fuel shut: METER
     
    Water Heater Return to table of contents
    Condition of water heater: Appeared serviceable
    Type: Tank
    Estimated age: 2006
    Energy source: Natural gas
    Capacity (in gallons): 50
    Manufacturer: General Electric
     
    Heating Return to table of contents
    Location of heating system: Basement, Closet
    Heating type: Forced air
    Fuel type: Natural gas
    Manufacturer: General Electric, Trane
    Condition of burners: Appeared serviceable
    Condition of venting system: Appeared serviceable
    Condition of combustion air supply: Appeared serviceable
    Condition of distribution system: Appeared serviceable
    Distribution system: Ducts and registers
    Condition of controls: Appeared serviceable
    19) Basement furnace is almost 26 years old and is near or past typical usable life. Cleaning and inspection of heat exchanger by licensed HVAC specialist recommended.
    Cost estimate: $ 2000-3000
     
    Cooling / Heat Pump Return to table of contents
    Condition of cooling system and/or heat pump: Appeared serviceable
    Location: CONDENSERS ON BACK RIGHT SIDE, GE FURNACE/EVAPORATOR COIL IN BASEMENT, TRANE FURNACE/EVAPORATOR COIL IN UPSTAIRS CLOSET
    Type: Split system
    Estimated age: TRANE CONDENSER 2-2001, GE CONDENSER 4-83
    Approximate tonnage: TRANE 2 TON, GE 1.5 TON
    Condition of distribution system: Appeared serviceable
    Condition of controls: Appeared serviceable
    Location of air filters: At base of air handler
    20) The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. This system appears to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future. GE CONDENSER IS ALMOST 26 YEARS OLD
    Cost estimate: $ 2000-2500

    Photo 17  
    GE unit on left. Monitor further tipping of unit, as unlevel units get less lubrication to critical parts.
     
     
    Fireplaces / Stoves / Chimneys Return to table of contents
    Condition of fireplaces, stoves: Appeared serviceable
    Location #A: LIVING ROOM
    Fireplace type: Prefabricated
    Stove type: Insert
    Fuel type: Natural gas
    Chimney type: Metal, with wood enclosure
    21) The rain cap for the chimney flue at location #A was RUSTED. They prevent the following:

  • Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
  • Rainwater entering flues and causing damage to masonry from freeze-thaw cycles

    Visible only from the outside-inside chase inaccessible.

    A qualified person should install or replace rain caps, or make repairs where necessary.

    Photo 64  
     
     
    Kitchen Return to table of contents
    Condition of counters: Appeared serviceable
    Condition of cabinets: Appeared serviceable
    Condition of garbage disposal: Appeared serviceable
    Condition of dishwasher: Appeared serviceable
    Condition of range, cooktop: Appeared serviceable
    Range, cooktop type: Electric
    Condition of refrigerator: Appeared serviceable
    22) Leaking or dripping was found at the kitchen sink faucet base. A qualified plumber should evaluate and repair as necessary.

    Photo 45  

    Photo 52  

    23)

    Photo 44  
     
     
    Bathrooms / Laundry / Sinks Return to table of contents
    Location #A: POWDER ROOM DOWNSTAIRS
    Location #B: GUEST BATH UPSTAIRS
    Location #C: MASTER BATH UPSTAIRS
    Condition of counters: Appeared serviceable
    Condition of cabinets: Appeared serviceable
    Condition of toilets: Appeared serviceable
    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
    24) Moderate deterioration or damage was found in the tiled shower enclosure, including cracked, missing grout. A qualified contractor should evaluate and repair as necessary. Note that damage to the wall or other structures behind this tile may be found upon further evaluation, and additional repairs may be needed. MASTER SHOWER. LEFT SIDE CORNER

    Photo 55  
     

    25) Repair plumbing

    Photo 54  
    slow drainage in guest bath sink. clean trap.

    Photo 58  
    master bath

    Photo 59  
    shut off valves are frozen. lower than normal flow rate to sink and toilet(cold shut off valve controls flow to toilet)

    Photo 60  

    Photo 61  

    Photo 63  
    solw drainage in basement sink
     
    Interior Rooms / Areas Return to table of contents
    Exterior door material: Wood
    Condition of exterior entry doors: Appeared serviceable
    Condition of interior doors: Appeared serviceable
    Type of windows: Wood, Single pane, Double hung
    Wall type or covering: Drywall
    Condition of walls: Appeared serviceable
    Ceiling type or covering: Drywall
    Condition of ceilings: Appeared serviceable
    Flooring type or covering: Carpet, Wood, Tile
    26) Many windows that were built to open wouldn't open. A qualified person should evaluate and repair as necessary. PAINTED SHUT

    Photo 42  
    cracked window pane living room front
     

    27) The glazing putty at some windows was missing, deteriorated. A qualified person should evaluate and repair as necessary. For more information, visit:
    http://www.oldhouseweb.com/stories/Detailed/12216.shtml

    Photo 67  
     

    28)

    Photo 51  
    recommend weatherstrip for deck door. Door slightly out of level

    Photo 53  
    cracked door to garage

    Photo 56  
    main water shutoff panel in basement front wall
     

    29) remove mold in basement behind duct with mild bleach solution, and monitor. replace sheetrock if needed.

    Photo 50  
    remove mold on bottom of wall with dilute bleach and monitor
     

    30) Discuss new lease with tenant.

    Photo 49  
    basement wall
     
     
    Structural Pest Findings Return to table of contents
    Limitations: My findings are not a substitute for an official Georgia Pest control report.This report only includes findings from accessible and visible areas on the day of the inspection. I do not perform destructive testing. Wood destroying organisms may infest, reinfest or become active at anytime. No warranty is provided as part of this inspection.
    Visible evidence of past wood destroying insects: Yes
    Location #A: Basement wall adjacent to garage slab
    31) Evidence of past infestation of wood destroying insects was found at location #A in the form of mud tubes . This infestation appeared to involve subterranean termites. Recommend further evaluation by a licensed pest control company and treatment and repair as needed.

    Photo 46  

    Photo 47  

     
    THANK YOU FOR CHOOSING SMART HOME INSPECTIONS