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4290 Bells Ferry Rd NW Ste 31445
Kennesaw GA 30144-7140
Inspector: Steve Born
Property Inspection Report
||1948 Hobson Drive
Marietta, GA. 30064
||Friday, May 29, 2015
This report published on Saturday, May 30, 2015 2:31:23 PM EDT
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 safety hazard|
|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|
|Comment||For 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
Client present for discussion at end of inspection:
YesWeather conditions during inspection:
Dry (no rain)Temperature during inspection:
Warm, Hot, 80Inspection fee:
CheckType of building:
Single familyBuildings inspected:
One houseNumber of residential units inspected:
1Age of main building:
1990Source for main building age:
Municipal records or property listingFront of building faces:
WestMain entrance faces:
Yes, Furniture or stored items were present
Some areas and items at this property were obscured by furniture. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
1948 Hobson Ct. Marietta
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.Site profile:
StairsteppedCondition of driveway:
Appeared serviceableDriveway material:
Poured in place concreteCondition of sidewalks and/or patios:
Appeared serviceableSidewalk material:
Poured in place concreteCondition of deck, patio and/or porch covers:
Appeared serviceableDeck, patio, porch cover material and type:
Open, Covered (Refer to Roof section)Condition of decks, porches and/or balconies:
Appeared serviceableDeck, porch and/or balcony material:
WoodCondition of stairs, handrails and guardrails:
Appeared serviceableExterior stair material:
Treads for stairs at one or more locations were less than 10 inches deep and pose a fall or trip hazard. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.
The risers for stairs at one or more locations varied in height and pose a fall or trip hazard. Risers within the same flight of stairs should vary by no more than 3/8 inch. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present.
Soil was in contact with one or more wooden deck, porch or balcony support posts. This is a conducive condition for wood destroying organisms. Even if posts are made of treated wood, the cut ends below soil may not have been field treated. Recommend grading soil or repairing as necessary to prevent wood-soil contact.
Wood to ground contact.
Wood to ground contact
Wood to ground contact
Wood to ground contact
Soil was in contact with or close to wooden stairs at one or more locations. This is a conducive condition for wood-destroying organisms. Soil should be graded and/or removed so no wood-soil contact is present, if possible.
Tree branches were viewed touching the roof on right side of house.
Debri at water drainage system.
Tree limbs making contact with roof
Debri at Drain system
Exterior and Foundation
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.Wall inspection method:
Viewed from groundCondition of wall exterior covering:
Appeared serviceableApparent wall structure:
Wood frameWall covering:
Cement fiberCondition of foundation and footings:
Required repairs, replacement and/or evaluation (see comments below)Apparent foundation type:
Crawl spaceFoundation/stem wall material:
Concrete blockFooting material (under foundation stem wall):
Poured in place concrete
Some sections of siding and/or trim were deteriorated and/or loose. Recommend that a qualified person repair, replace or install siding or trim as necessary.
Loose siding to the right of the front steps.
Deteriorated brick molding at front bay window.
Damaged Brick Molding
Damaged Brick Molding
Worn Window Trim
One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
Past foundation leak.
Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.
The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.Crawl space inspection method:
TraversedPier or support post material:
Wood, SteelBeam material:
Solid woodFloor structure above:
Solid wood joistsCondition of insulation underneath floor above:
Required repairs, replacement and/or evaluation (see comments below), Partial floor covering, not requiredInsulation material underneath floor above:
Fiberglass roll or battCondition of vapor barrier:
Required repairs, replacement and/or evaluation (see comments below)Vapor barrier present:
PartialCondition of crawl space ventilation:
The vapor barrier in some areas of the crawl space was damaged and/or missing. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified person replace or repair the vapor barrier where necessary and per standard building practices.
Debri covering vapor barrier
Cellulose material such as scrap wood was found in the crawl space. This is a conducive condition for wood-destroying organisms. Recommend removing all cellulose-based debris or stored items.
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.Roof inspection method:
Viewed from ground with binocularsCondition of roof surface material:
Appeared serviceableRoof surface material:
Asphalt or fiberglass composition shinglesRoof type:
GableCondition of exposed flashings:
Appeared serviceableCondition of gutters, downspouts and extensions:
Required repair, replacement and/or evaluation (see comments below)
Extensions such as splash blocks or drain pipes for one or more downspouts were poorly sloped and/or substandard. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
Front left corner of house, black pipe extension is slotted and should be solid.
Broken splash block
Slotted drainage pipe
Attic and Roof Structure
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.Attic inspection method:
TraversedCondition of roof structure:
Appeared serviceableRoof structure type:
Ceiling joistsCondition of insulation in attic (ceiling, skylight chase, etc.):
Appeared serviceableCeiling insulation material:
Fiberglass loose fill, Fiberglass roll or battCondition of roof ventilation:
Appeared serviceableRoof ventilation type:
Gable end vents, Mechanical vents with powered fan
Garage or Carport
The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.Type:
AttachedCondition of door between garage and house:
Appeared serviceableCondition of garage vehicle door(s):
Required repair, replacement and/or evaluation (see comments below), Weather stripping on bottom and sides of garage doors is either failing or missingType of garage vehicle door:
SectionalNumber of vehicle doors:
2Condition of automatic opener(s):
Appeared serviceableCondition of garage floor:
Appeared serviceableCondition of garage interior:
Damaged weather stripping
Decorative panel crack
Missing Weather Stripping
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.Electric service condition:
Appeared serviceablePrimary service type:
UndergroundPrimary service overload protection type:
Circuit breakersService entrance conductor material:
Stranded aluminumSystem ground:
Ground rod(s) in soilCondition of main service panel:
Appeared serviceableLocation of main service panel #A:
Laundry roomLocation of main disconnect:
Breaker at top of main service panelCondition of branch circuit wiring:
ServiceableBranch circuit wiring type:
Non-metallic sheathedGround fault circuit interrupter (GFCI) protection present:
YesSmoke alarms installed:
Majority of outlets were tested and working properly. One missing outlet cover in living room right of fireplace.
Plumbing / Fuel Systems
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.Condition of service and main line:
Appeared serviceableWater service:
PublicLocation of main water shut-off:
Crawl spaceCondition of supply lines:
Appeared serviceableSupply pipe material:
PEX plasticCondition of drain pipes:
Appeared serviceableDrain pipe material:
PlasticCondition of waste lines:
Appeared serviceableWaste pipe material:
PlasticVent pipe condition:
Appeared serviceableVent pipe material:
The copper water service pipe was embedded in concrete or masonry where it was routed through the foundation, and no protection from damage due to thermal expansion was visible. Copper pipes embedded in concrete or masonry should be wrapped with an approved tape or installed through a sleeve for abrasion protection.
Main Water Value
Exterior hose bibs on both sides of the house need to be attached to the house.
Hose Bib unattached
Unattached Hose Bib
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.Condition of water heater:
Natural gasEstimated age:
2008Capacity (in gallons):
40Location of water heater:
The temperature-pressure relief valve drain line terminated in a location that's not routinely accessed (e.g. crawl space). These valves often leak over time. If this valve leaks, significant amounts of water can accumulate where the drain line terminates. Recommend repair per standard building practices, and so the drain line terminates outside or in a readily accessible location.
Water Heater in Crawlspace
Piping terminated at ground instead of exterior
Old drainage line cut, exposure to exterior
Heating, Ventilation and Air Condition (HVAC)
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).General heating system type(s):
Forced airGeneral heating distribution type(s):
Ducts and registersCondition of forced air heating/(cooling) system:
Appeared serviceableForced air heating system fuel type:
Natural gasLocation of forced air furnace:
Crawl space, AtticCondition of furnace filters:
Appeared serviceableLocation for forced air filter(s):
At end of air handlerCondition of forced air ducts and registers:
Appeared serviceableCondition of burners:
Appeared serviceableType of combustion air supply:
Intake ductCondition of venting system:
Appeared serviceableCondition of cooling system and/or heat pump:
Appeared serviceableCooling system and/or heat pump fuel type:
ElectricCondition of controls:
16x25 filter for main floor ac
Fireplaces, Stoves, Chimneys and Flues
The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.Condition of wood-burning fireplaces, stoves:
Fireplace appears to be in proper working order.
Limited view of box, recommend cleaning.
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.Condition of counters:
Appeared serviceableCondition of cabinets:
Required repair, replacement and/or evaluation (see comments below), Improper attachment of knobs.Condition of sinks and related plumbing:
Appeared serviceableCondition of under-sink food disposal:
Appeared serviceable, 1/3 hpCondition of dishwasher:
Appeared serviceableCondition of range, cooktop or oven:
Appeared serviceable, Right rear burner slow to igniteRange, cooktop or oven type:
Natural gasType of ventilation:
Hood or built into microwave over range or cooktop
Missing shoe molding by dishwasher
Missing Shoe Molding
Bathrooms, Laundry and Sinks
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.Location #A:
Master bath, second floorLocation #B:
second floorLocation #C:
Half bath, first floorCondition of counters:
Appeared serviceableCondition of cabinets:
Appeared serviceableCondition of flooring:
Appeared serviceableCondition of sinks and related plumbing:
Appeared serviceableCondition of toilets:
Appeared serviceableCondition of bathtubs and related plumbing:
Required repair, replacement and/or evaluation (see comments below)Condition of shower(s) and related plumbing:
Required repair, replacement and/or evaluation (see comments below), Master shower door operates improperly. Recommend repair/replace to work correctly.Condition of ventilation systems:
Appeared serviceableBathroom and laundry ventilation type:
with individual ducts240 volt receptacle for laundry equipment present:
Missing washer supply line wall box cover.
Missing supply water box cover
The bathtub drain stopper mechanism at location(s) #B was Unattached. Recommend that a qualified person repair or replace as necessary.
Unattached drain stopper
Interior, Doors and Windows
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.Condition of exterior entry doors:
Required repair, replacement and/or evaluation (see comments below)Condition of interior doors:
Required repair, replacement and/or evaluation (see comments below)Condition of windows and skylights:
Required repair, replacement and/or evaluation (see comments below)Condition of walls and ceilings:
Appeared serviceableCondition of flooring:
Appeared serviceableFlooring type or covering:
Carpet, Wood or wood productsCondition of stairs, handrails and guardrails:
Handrails at one or more flights of stairs were loose. This is a safety hazard.
Some interior door hardware (locksets) were inoperable. Recommend that a qualified person repair or replace as necessary.
Shower door swing
Water closet door and handle
One or more exterior doors were difficult to open or close. Recommend that a qualified person repair as necessary.
Rear door going to left portion of deck.
One or more interior doors were sticking in the door jamb and were difficult to operate. Recommend that a qualified person repair as necessary.
Master bathroom water closet (toilet).
One or more windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
Front windows at living room bay.