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): Investor 1
Property address: Marietta, GA
Inspection date: This year
This report published on 5/12/2009 11:23:29 AM EDT

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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.

 
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 
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
Electric
Plumbing / Fuel Systems
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Heating
Cooling / Heat Pump
Water Heater
 
General Information Return to table of contents
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Type of building: Single family
Occupied: No
: Gas was turned off, but there was enough residual gas in the lines to get a good idea on the function of gas stove-which is new, water heater-which will need to be replaced, and gas furnace-which is a few years old with electonic ignition and looked okay with minor repair.

THE MAJOR DEFECT OF THE PROPERTY IS BAD DRAINAGE AND THE LIABILITY OF THE HEAVING DRIVEWAYS. GUTTERS AND DOWNSPOUTS NEED TO BE REPAIRED RIGHT AWAY.

AC CONDENSER STOLEN. HVAC SYSTEM NOT FUNCTIONAL-PLAN ON START UP/DIAGNOSTIC COSTS FOR ELECTRICAL AND REFRIGERENT LINE REPLACEMENT.

THE ELECTRICAL SYSTEM IS A MODERN 200 AMP BREAKER SYSTEM, BUT THE WORKMANSHIP IS VERY POOR, AND IS A FIRE HAZARD. PLAN ON A COMPLETE SYSTEM EVALUATION AND REPAIR.

THE PLUMBING SYSTEM IS IN POOR CONDITION. FIXTURE INSTALLATIONS ARE EITHER VERY OLD OR IN NEED OF REPAIR.
 
Grounds Return to table of contents
Condition of fences and gates: Near, at or beyond service life
Fence and gate material: Chain link
Site profile: Moderate slope
Condition of driveway: Near, at or beyond service life
Driveway material: Poured in place concrete
Deck, patio, porch cover material and type: Open
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
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) Many limbs-some dead-overhanging roof should be removed.

Photo 35  
 

2) The upper and lower driveways are in poor condition with many trip hazards

Photo 7  
A drainage pipe was added some years ago to try to correct for bad grading. this pipe is clogged. downspout terminates in this area. Causing stair damage

Photo 12  

Photo 36  
 

3) Guardrail is wobbly. Not attached to the wall.

Deck stair stringers not supported by concrete on left deck

Photo 18  
Rail not attached. No deck flashing

Photo 22  
No deck flashing

Photo 23  

Photo 24  
no footing

Photo 25  
loose handrails
 

4) Flashing was missing from both 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.
5) Perimeter pavement sloped towards building in one or more areas. This can result in water accumulating around the building foundation. Recommend having a qualified contractor evaluate and make repairs as necessary so perimeter pavement slopes down and away from the structure.

Photo 7  
A drainage pipe was added some years ago to try to correct for bad grading. this pipe is clogged. downspout terminates in this area. Causing stair damage

Photo 11  

Photo 13  
drains towards structure
 

6) One or more large trees were very close to the foundation. Tree roots can cause significant structural damage to foundations. Recommend having a qualified tree service contractor or arborist remove trees as necessary to prevent damage to the building's foundation.

Photo 31  
large tree is heaving slabs. needs to be removed
 

7) Minor cracks and/or deterioration were found in one or more retaining walls. Recommend repairing cracks with mortar, elastomeric sealant, or other suitable material to prevent water intrusion and further deterioration. The client should monitor such walls in the future for continued deterioration (cracking, leaning, bowing, etc.). Repairs and/or replacement by a qualified contractor may be necessary in the future.
 
Exterior / Foundation Return to table of contents
Condition of wall covering: Required repairs, replacement and/or evaluation (see comments below)
Wall covering: Brick veneer
Foundation type: Finished basement, Crawlspace
Foundation material: Concrete block
Footing material: Poured in place concrete
Beam material: Solid wood
Floor structure: Solid wood joists
Crawl space inspection method: Traversed
Ventilation: Substandard
Vapor barrier present: No
8) Front steps are cracked and are a trip hazard

Photo 39  
 

9) Cracks or deterioration were found in one or more sections of brick veneer.

Photo 10  

Photo 14  
steps on right side

Photo 20  
uncapped sewer vent below windows on back side.
fill hole in wall
 

10) Some sections of siding and/or trim were damaged. A qualified person should evaluate and repair, replace or install as necessary.

Photo 9  
front side right

Photo 17  

11) Insulation in the crawl space was damaged, apparently by rodents (burrow holes, feces, urine stains, etc.). The client may want to have insulation replaced for sanitary reasons or to prevent odors.

The property had a dead rat in the basement toilet. Traps need to be set out and all holes on the outside need to be filled

Photo 96  
Crawlspace under jacuzzi on back side.
 

12) Door threshold at left deck is loose, not sealed and exposed.

Door frame is not properly installed with damage at the base.

Deck door is damaged

Photo 26  

Photo 27  
hardwood floor exposed to rain

Photo 29  
 

13) Cellulose material such as scrap wood, cardboard was found in the crawl space. All cellulose-based debris or stored items should be removed to avoid attracting wood destroying insects.
14)   Repair wall next to left porch door

Photo 28  
 
 
Roof / Attic Return to table of contents
Condition of roof structure: Appeared serviceable
Roof type: Gable, Hipped, Flat or low slope, Shed
Roof inspection method: Traversed
Condition of shingle and/or shake roof surface materials: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
Gutter and downspout material: Plastic
Condition of attic: Appeared serviceable
Attic inspection method: Traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Ceiling insulation material: Fiberglass loose fill
Ceiling insulation depth: 0-4 inches
Vapor retarder: None
Roof ventilation: Substandard
: NEW HEAVY DUTY SHINGLES OVERALL EXCEPT FOR BACK LEFT SIDE WHERE THE SHINGLES HAVE ESTIMATED 5 OR MORE YEARS LEFT. EDGE DETAILS NEED IMMEDIATE CORRECTION
15) Roof flashings were missing, loose, damaged, deteriorated, substandard on backside left

Photo 33  

Photo 34  
unflashed. leaking into bar area in basement. this is on back left side.

Photo 37  

Photo 38  

16) Replace gutter and downspout system. Add downspout extensions.
Replace drainage pipe at front stairs

Photo 6  

Photo 8  

Photo 9  
front side right

Photo 19  
 
Electric Return to table of contents
Primary service type: Overhead
Service voltage (volts): 120/240

200 amp breaker panel

Primary service overload protection type: Circuit breakers
Service entrance conductor material: Aluminum
Location of main service panel #A: Basement top of stairs
Branch circuit wiring type: Non-metallic sheathed
17) Many outlets are improperly wired.

Recommend that an electrician thoroughly inspect the entire system because there are many indications the work performed was not professional and not to code. I doubt this was permitted or inspected by county officials

Photo 42  
front door

Photo 44  
vent fan over stove with unterminated wires. outlets on counter not GFCI

Photo 49  
garbage disposal

Photo 50  

Photo 51  
2 prong outlets in room next to kitchen that have stickers should be 3 prong

Photo 62  
These 4 can lights have loose mounting and wiring connections. Light flickered on and off

Photo 73  
light above basement stairs not working

Photo 76  
no ground wall opposite basement stairs

Photo 77  
outlets in bedroom not grounded

Photo 84  
no power basement wall near staircase

Photo 90  
outlet is labelled GFCI but did not trip in downstairs bath
 

18) Splices in service conductors at the service mast head were substandard. A qualified electrician should evaluate and repair as necessary.

Photo 15  

Photo 32  

19) Improper external wiring connections.

Photo 30  

Photo 40  

Photo 41  
 

20) 3 screws were missing from the cover to panel #A and should be replaced.

Photo 74  
 

21)  

Photo 61  
ungrounded
 
 
Plumbing / Fuel Systems Return to table of contents
Waste pipe material: Cast iron
Condition of service and main line: Appeared serviceable
Location of main water shut: basement front wall
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Waste pipe material: Cast iron
22) One or more waste line clean out caps were missing, were damaged or deteriorated. This is a safety hazard because sewer gases may vent into the structure. A qualified plumber should repair or replace as necessary.

Photo 21  
 

23) The main shut-off valve was very difficult to operate A qualified plumber should evaluate and repair as necessary.
24)   water cut off

Photo 85  
main water cutoff basement front wall
 
 
Kitchen Return to table of contents
Condition of garbage disposal: Required repair, replacement and/or evaluation (see comments below)
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Natural gas
25) Substandard wiring was found for the garbage disposal including unprotected wiring, loose wiring, exposed splices, missing switch cover plate, missing bushing(s). This is a potential safety hazard for shock. A qualified contractor should evaluate and repair as necessary.

Photo 49  
garbage disposal
 

26) End cabinet was not securely fastened to the wall.

Photo 46  
 

27) Shelving or other components were missing from one or more cabinets.
28) Hardware such as hinges, latches or pulls were loose and/or missing at one or more cabinets. A qualified person should repair as necessary.
29) The dishwasher wasn't securely attached to the counter above. Fasteners were missing, loose. A qualified person should repair as necessary.

Photo 48  
 

30)

Photo 45  
Kitchen backsplashes not installed properly
 

31)   weatherstrip back door

Photo 47  
 

32)  

Photo 44  
vent fan over stove with unterminated wires. outlets on counter not GFCI
 
 
Bathrooms / Laundry / Sinks Return to table of contents
Location #A: upstairs bath with jacuzzi
Location #B: guest bath upstairs with no shower
Location #C: upstairs front bath
Location #D: downstairs back side
Location #E: downstairs by stairs
33) Shower or door at location #A: is loose/not sealed/missing bottom rail .

Photo 60  
 

34) The bathroom with a shower at location #E didn't have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Install exhaust fans as per standard building practices where missing in bathrooms with showers.

There is no light in the shower

35) sink faucet installed incorrectly.

Photo 89  
downstairs bath faucet installed incorrectly
 

36) The sink drain downstairs backside bath had an active leak.

Photo 78  
 

37) The sink at location #B drained slowly. Replace drain line.

Photo 65  
 

38) The toilet at location #A does not flush properly. .

Photo 55  
no privacy door in this bathroom

Photo 57  

39) The toilet at location #A, B, C, E was 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. sewer smell in bathroom "E" toilet tank is loose

Photo 66  

Photo 71  
loose toilet tank upstairs, loose sink

40) One or more bathtub faucets at location # are difficult to operate. A qualified plumber should evaluate and repair or replace as necessary.
41) Significant corrosion was found at one or more bathtub fixtures at location #D. Corroded fixtures may be near or beyond their service life. A qualified plumber should evaluate and repair or replace as necessary. sower diverter inoperable. fixtures leaking

Photo 79  
leaking at hot and cold. shower diverter damaged
 

42) Shower faucet handles at location #E were cross threaded.

Photo 87  
 

43) The sink at location #A, C, D, E is loose, or not securely attached to the wall behind it. A qualified person should repair as necessary.

Photo 59  

Photo 71  
loose toilet tank upstairs, loose sink

44) The sink drain at location #B used flexible drain pipe. This type of drain pipe is more likely to clog than smooth wall pipe. Recommend having a qualified plumber replace this pipe with standard plumbing components (smooth wall pipe) to prevent clogged drains.

Photo 65  
 

45) The bathtub drain stopper mechanism at location #A, C was inoperable. A qualified person should repair or replace as necessary.

Photo 56  
drain on jacuzzi tub not installed properly. I could not test the jets/pump.

Photo 72  

46) there is no privacy door for toilet

Photo 57  
 

47)   shut off valve at "A" bathroom not accessible/improperly installed

Photo 58  
 

48)  

Photo 86  
tank loose. toilet loose to the floor

Photo 88  
sink/base loose. not secured properly

Photo 89  
downstairs bath faucet installed incorrectly
 
 
Interior Rooms / Areas Return to table of contents
Type of windows: Vinyl, Wood, Jalousie
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Flooring type or covering: Wood, Tile
49) Basement door swung outward over stairs.

Photo 69  
 

50) Stairs were unsafe due to the following non standard configuration: low overhead clearance. Standard building practices require that:

  • Minimum overhead clearance at stairs is six feet eight inches

    Photo 75  
     

    51) ceiling below 6 foot seven inches in basement

    Photo 81  
     

    52) interior doors were misaligned. A qualified person should evaluate and repair as necessary. front bedroom closet doors need adjustment

    Photo 70  
     

    53) Window upstairs bedroom wouldn't open . not shimmed properly

    Photo 67  
     

    54) Jalousie window mechanism is damaged. Right side front

    Photo 16  

    Photo 82  
    window behind bar sink is stuck shut

    Photo 83  
    double pane window cracked downstairs left side

    Photo 97  
    jalousie window front side right mechanism damaged

    55) Deadbolt on french door to deck didn't lock

    Photo 64  
     

    56) Glass in upstairs bedroom was cracked..

    Photo 52  
     

    57) ceiling in downstairs bar is water damaged due to improper roof installation above this area

    Photo 80  
     

    58) whole house fan damper inoperable. fan operation noisy/vibrating

    Photo 68  
     

    59)   door threshold upstairs is trip hazard

    Photo 53  
     

    60)   poor workmanship closet floor upstairs

    unfinished floor/trip hazard in front of deck door

    Photo 54  

    Photo 63  

    61)  
    62)  

    Photo 43  
    smoke alarm missing
     
     
    Heating Return to table of contents
    Condition of heating system: Required repair, replacement and/or evaluation (see comments below)
    Location of heating system: Basement
    Heating type: Forced air
    Fuel type: Natural gas, Electric
    Condition of controls: Required repair, replacement and/or evaluation (see comments below)
    63)   There is one electric and one gas furnace.

    Gas furnace is:

    Haier SN 0503 22036 80K BTU
    This unit is working. 2005 date

    Electric unit SN 6006 D 40246

    Appears 2006. No manufacturer tag. Electric heat coils operated.

    The ac condenser is not operating.

    One ac condenser was stolen

    Photo 91  

    Photo 92  

    Photo 93  
    ID tag removed. Condenser appears 2-3 years old

    Photo 94  
     
    Cooling / Heat Pump Return to table of contents
    Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below)
    Condition of controls: Required repair, replacement and/or evaluation (see comments below)
     
    Water Heater Return to table of contents
    Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.
    Type: Tank
    Energy source: Natural gas
    Capacity (in gallons): 50
    Manufacturer: State
    Condition of burners: Near, at or beyond service life
    Condition of venting system: Appeared serviceable
    Condition of combustion air supply: Appeared serviceable
    64) Water heater dated 1999. End of usable life. Replace

    SN 99480857

    Photo 95  
    excessive rust in burner area. no expansion tank