Upscale Home Inspections, LLC

Website: http://www.upscaleinspections.com
Company email: upscalehi@gmail.com
Inspector's email: jcweise@UpscaleInspections.com
Phone: (770) 527-3823 · (770) 485-6519

 

Property Inspection Report
Client(s): Sample Client
Property address: 0000 1st street
Woodstock, GA. 30188
Inspection date: Monday, November 26, 2007
This report published on 9/18/2008 12:31:24 AM EDT

View summary page

INTRODUCTION:

Dear Client,

Thank you for asking me to inspect your prospective new home. Knowledge is power! It is my hope that your inspection report will not only assist you in your purchase decision but also will become a useful reference tool for years to come in the care and maintenance of you home purchase. But, for those of you that want to get right to the meat and potatoes, read about safety issues in your new home and familiarize yourself with the color code of this report then go right to the summary page. The summary page includes all issues without photos, comments and the home system information. Later on you can return to the full report for comments and overall system information.

A thorough inspection report can be somewhat overwhelming at first glance. Keep in mind as you view the report that items are color coded as follows:

1) Major Issues are in warm colors.
Safety issues = purple
Major Defects = red
Major Repairs = maroon

2) Minor Issues and repairs are in orange colors.

3) Items that need some attention or comment are the cool colors
maintenance = limegreen
evaluate / monitor = teal
general comments = green.

4) Words in Light Blue are links to additional information on inspection procedures or concerns.

The inspection was performed according to the Standards Of Practice of the National Association of Certified Home Inspectors (NACHI) of which I am a certified member. NACHI inspectors are professionals who adhere to uniform standards for disclosing building deficiencies and a "code of ethics" that requires members to discharge their duties with fairness and impartiality to all.

Your complete property report includes "Inspection Home Basics" , which is my online knowledge database, and is there to assist you in evaluating the site-specific information in your inspection report .

The report does NOT represent an endorsement for or against the purchase of real estate and there are NO EXPRESS WARRANTIES EXPRESSED OR IMPLIED IN CONJUNCTION WITH THE INSPECTION OF THE PREMISES .

The contents of this report are not assignable to third parties and shall not be revealed to anyone without your authorization.

I urge you to spend the time needed to review each part of the inspection report to make sure that it accurately documents the visual problems that were disclosed to you during the hours of the home inspection. The full report may contain additional item of concern, photos, safety issues, and comments not included in the summary. If you have any questions or require any further clarification, please call my office or e-mail me for free assistance. If you should desire a "return visit inspection", the following fee schedule will apply: $35.00 trip charge + $50 / hour professional time.

To prevent "false expectations" , please understand that the task of a home inspector is to function as a general practitioner who is trained to be a professional in the identification of typical home

 
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 - (Purple) 
Repair/ReplaceRecommend repairing or replacing - (Maroon) 
Repair/MaintainRecommend repair and/or maintenance - (Orange) 
Minor DefectCorrection likely involves only a minor expense - (Orange) 
MaintainRecommend ongoing maintenance - (Limegreen) 
EvaluateRecommend evaluation by a specialist - (Teal) 
MonitorRecommend monitoring in the future - (Teal) 
CommentFor your information - (Green) 

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
 
General Information Return to table of contents
Report number: sample
Time started: 1:30 PM
Time finished: 5:30 PM
Present during inspection: Property owner
Client present for discussion at end of inspection: Yes
Weather conditions: Rain
Temperature: Cool
Ground condition: Wet
Type of building: Single family
Age of building(s): 2 Years
Source for building age: Property owner
Front of building faces: East
Main entrance faces: East
Occupied: Yes
 
Grounds Return to table of contents
Site profile: Minor slope, Moderate slope, Inspecting Grading, Landscaping
Condition of fences and gates: Appeared serviceable
Fence and gate material: Chain link
Condition of driveway: Appeared serviceable, Inspecting Cracks
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable
Condition of guardrails: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Appeared serviceable
Condition of handrails: Appeared serviceable
Exterior stair material: Wood
The following items are excluded from this inspection: Detached Structures

1) Safety, Repair/Replace - Handrails at one or more flights of stairs were wobbly. This is a safety hazard. Standard building practices require that handrails be:

  • Installed at stairs with three or more risers
  • Sized and shaped so your hand can encircle them
  • Permanently and securely attached, and able to withstand a 200 pound force in any direction at any point
  • Continuous and extend for the entire flight of the stairs
  • Located between 30 and 38 inches above the leading edge of the stair treads

    A qualified person should repair, replace or install as necessary and as per standard building practices.
    2) Repair/Maintain - 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.
    3) Evaluate - One or more significantly sized diseased or dead trees were found on the property grounds. The client may wish to have them removed, or to have them evaluated by a qualified arborist.
    4) -

    Photo 2  
    Nice Backyard
    Photo 3  
    Rear View
     
    Exterior / Foundation Return to table of contents
    Condition of wall covering: Appeared serviceable, Exterior Wall Inspections
    Apparent wall structure: Wood frame
    Wall covering: Vinyl
    Condition of foundation and footings: Appeared serviceable, Inspecting Foundations, Slabs, Crawl Spaces, Concrete Cracks
    Foundation type: Unfinished basement, Finished basement
    Foundation material: Poured in place concrete
    Footing material: Poured in place concrete
    Anchor bolts for seismic reinforcement: Installed
    Anchor bolts for seismic reinforcement were observed at: Slab perimeter
    Condition of floor substructure: Appeared serviceable
    Pier or support post material: Bearing wall
    Beam material: Laminated wood
    Floor structure: Engineered wood joists
    Condition of concrete slab floor(s): Required repairs, replacement and/or evaluation (see comments below), Concrete Cracks
    Insulation material underneath floor above: Fiberglass roll or batt
    Condition of the basement: Appeared serviceable
    5) Repair/Replace, Evaluate - Significant cracks, heaving and/or settlement were found in one or more sections of slab floors. A qualified contractor should evaluate and repair as necessary.

    Photo 35  
    Basement Slab Crack
    		  
    6) Repair/Maintain - Soil was in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.

    Photo 12  
    Ground too close to siding
    Photo 13  
    Ground to close to siding
     
    Roof / Attic Return to table of contents
    Condition of roof structure: Appeared serviceable, Roof Inspections, Understanding Your Roof
    Roof type: Gable
    Age of roof surface(s): 2 years
    Source for building age: Property owner
    Roof inspection method: Traversed
    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: Appeared serviceable
    Condition of gutters, downspouts and extensions: Appeared serviceable
    Gutter and downspout material: Metal
    Gutter and downspout installation: Partial
    Condition of attic: Appeared serviceable, Attic Inspections
    Attic inspection method: Traversed
    Roof structure type: Rafters
    Ceiling structure: Ceiling beams
    Ceiling insulation material: Cellulose loose fill
    Ceiling insulation depth: 10 - 12 inches
    Ceiling insulation rating: R38
    Roof ventilation: Appears serviceable
    Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
    7) Repair/Maintain, Minor Defect - Gutters were missing over one or more entrances. People entering and exiting the building are more likely to get wet during periods of rain because of this. Most buildings benefit from having a complete drainage system installed, but at a minimum, recommend installing gutters over entrances.
    8) Repair/Maintain, Minor Defect - Extensions such as splash blocks or drain pipes for some downspouts were missing. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair, replace or install as necessary

    Photo 4  
    No Extensions or Splash Block
    		  
    9) Repair/Maintain, Maintain - Debris had accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
    10) -

    Photo 18  
    Attic
    Photo 19  
    Attic

    Photo 20  
    Attic
    Photo 21  
    Attic
     
    Garage / Carport Return to table of contents
    Type: Attached, Detached Structures, Information about Garages
    Condition of garage: Appeared serviceable
    Type of garage: Metal
    Condition of garage vehicle door(s): Garage Door Safety And Maintenance
    Garage vehicle door type: Sectional
    Number of vehicle doors: 1
    Condition of automatic opener(s): Appeared serviceable
    Condition of garage floor: Appeared serviceable, Inspecting Concrete Cracks
    Condition of garage interior: Appeared serviceable
    Garage ventilation: None visible
    11) Repair/Maintain, Minor Defect - Weatherstrip at the sides and/or bottom of one or more vehicle doors was substandard. It should be replaced where necessary to prevent water and vermin intrusion.
    12) -

    Photo 6  
    Key less Garage entry
    		  
     
    Electric Return to table of contents
    Electric service condition: Appeared serviceable, Electric Service
    Primary service type: Underground
    Service voltage (volts): 120 / 240
    Service amperage (amps): 200
    Primary service overload protection type: Circuit breakers
    Service entrance conductor material: Aluminum
    Main disconnect rating (amps): 200
    System ground: Ground rod(s) in soil, Cold water supply pipes
    Condition of main service panel: Appeared serviceable, Inspecting Electric Panels
    Condition of sub: Appeared serviceable
    Location of main service panel #A: Basement
    Location of sub-panel #B: basement
    Location of sub-panel #C: attic
    Location of main disconnect: At main disconnect panel outside
    Branch circuit wiring type: Non-metallic sheathed
    Condition of branch circuit wiring: Serviceable, Inspecting Wiring, Recepticles, Switches
    Condition of smoke detectors: Appeared serviceable, Information about Smoke Alarms
    Smoke detectors present: Yes
    Smoke detector power source: Battery, Hard wired
    Carbon monoxide detectors present: No
    Condition of smoke detectors: Information about Smoke Alarms
    13) Comment -

    Photo 5  
    2 - 120 / 240 Disconnects
    Photo 11  
    Meter

    Photo 16  
    Sub-Panel "C" in attic
    Photo 17  
    Sub-Panel "C" in attic

    Photo 37  
    Electric Panel "A"
    Photo 38  
    Electric panel "A"

    Photo 39  
    Electric panel "B"
    Photo 40  
    14) Comment - All smoke detectors were not tested due to the following conditions: may be integrated with a security system.
     
    Plumbing / Fuel Systems Return to table of contents
    Condition of service and main line: Appeared serviceable, Water Service And Pressure
    Location of main water meter: Street
    Location of main water shut: Basement
    Water service: Public
    Water pressure (psi):
    Service pipe material: Plastic
    Condition of supply lines: Appeared serviceable, Valves and Cutoffs
    Supply pipe material: Copper
    Condition of waste lines: Appeared serviceable
    Waste pipe material: Plastic
    15) Evaluate - Underground utilities, especially those involving fluids, are not visible during the scope of a standard home inspection, and are therefore specifically excluded from the scope of this report. Waste lines are susceptible to a variety of problems, including blockage and collapse. Tree roots can sometime infiltrate the interior of waste lines, acting as a source of blockage. For this reason, the Inspector strongly recommends Comprehensive sanitary drain line testing available from certain licensed plumbers or other qualified contractors with specialized equipment.
    16) -

    Photo 10  
    Exterior Water Pressure 180 PSI
    Photo 14  
    Interior Water Pressure 50 PSI
     
    Water Heater Return to table of contents
    Condition of water heater: Appeared serviceable, Inspecting Water Heaters
    Type: Tank
    Energy source: Electricity
    Capacity (in gallons): 65
    Manufacturer: Rheem
    Location of water heater: Basement
    Water temperature (degrees Fahrenheit): 120
    Model: 41V50
    17) -

    Photo 1  
    Water Heater
    		  
     
    Heating Return to table of contents
    Condition of heating system: Appeared serviceable, Inspecting The heating And Cooling Systems
    Location of heating system: Basement and Attic
    Heating type: Forced air
    Fuel type: Electric
    Manufacturer: Lennox
    Last service date: 11/05
    Model: 10HPB48-14P 10HPB24-14P
    Source for last service date: Property owner
    Condition of distribution system: Appeared serviceable
    Distribution system: Ducts and registers
    Condition of air filters: Appeared serviceable
    Location of air filters: At base of air handler
    18) Evaluate, Comment - This heating system used electric heat. It is a specialty system, and only a limited evaluation was performed during the inspection. Recommend further evaluation by a qualified specialist.
    19) -

    Photo 7  
    Heat Pump
    Photo 8  
    Heat Pump

    Photo 9  
    Heat Pumps
    Photo 15  
    Attic Air Exchanger
     
    Cooling / Heat Pump Return to table of contents
    Condition of cooling system and/or heat pump: Appeared serviceable
    Type: Heat pump
    Estimated age: 2 years
    Manufacturer: Lennox
    Condition of air filters: Appeared serviceable
    Location of air filters: At base of air handler
    20) Comment - The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
     
    Fireplaces / Stoves / Chimneys Return to table of contents
    Condition of fireplaces, stoves: Appeared serviceable, Inspecting Fireplaces And Chimneys
    Condition of fireplaces, stoves: Appeared serviceable
    Fireplace type: Prefabricated
    21) Comment -

    Photo 25  
    Nice Mantle
    		  
     
    Kitchen Return to table of contents
    Condition of counters: Appeared serviceable
    Condition of cabinets: Appeared serviceable, Inspecting cabinets and countertops
    Condition of sinks and related plumbing: Appeared serviceable, information on sinks
    Condition of dishwasher: Appeared serviceable, Information on Appliances
    Condition of range, cooktop: Appeared serviceable
    Range, cooktop type: Natural gas Pilot Lights
    Condition of refrigerator: non-standard appliance
    Condition of built-in microwave: Appeared serviceable
    22) Repair/Maintain, Minor Defect - Caulk was deteriorated where counters meet backsplashes.
    23) Repair/Maintain, Minor Defect - Caulk was missing around the sink.
    24) -

    Photo 22  
    Breakfast Area
    Photo 23  
    Kitchen

    Photo 24  
    Kitchen
    Photo 30  
    Basemnt Kitchen
     
    Bathrooms / Laundry / Sinks Return to table of contents
    Location #A: Master Bath
    Location #B: Hall Bath
    Location #C: Basement Bath
    Condition of counters: Required repair, replacement and/or evaluation (see comments below)
    Condition of cabinets: Required repair, replacement and/or evaluation (see comments below), Inspecting cabinets and countertops
    Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below), information on sinks, Valves And Cutoffs
    Condition of toilets: Appeared serviceable
    Condition 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)
    Condition of ventilation systems: Appeared serviceable
    Condition of laundry facilities: Appeared serviceable, Inspecting Laundry Area
    240 volt receptacle for laundry equipment present: Yes
    25) Repair/Replace, Evaluate - The bathtub at location #A drained slowly.
    26) Repair/Replace, Evaluate - One or more leaks were found at the shower door at location #B.
    27) Repair/Replace - The sink drain stopper mechanism at location #C was inoperable.
    28) Repair/Maintain - Caulk was deteriorated at the counter backsplash at location #A, B, C.
    29) -

    Photo 28  
    Mater Bath
    Photo 29  
    Hall Bath
     
    Interior Rooms / Areas Return to table of contents
    Exterior door material: Metal, Fiberglass or vinyl
    Condition of exterior entry doors: Appeared serviceable, Inspecting Doors, Windows, and Safety Glass
    Condition of interior doors: Appeared serviceable
    Type of windows: Aluminum, Wood, Sliding, Double hung
    Condition of windows: Appeared serviceable
    Wall type or covering: Drywall
    Condition of walls: Appeared serviceable
    Ceiling type or covering: Drywall, Ceiling tiles
    Condition of ceilings: Appeared serviceable
    Flooring type or covering: Carpet, Vinyl, Wood
    Condition of flooring: Appeared serviceable, Inspecting Flooring
    Condition of flooring: Appeared serviceable
    30) Repair/Maintain, Evaluate - Squeaking or creaking noises occur when walking on one or more sections of 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.
    31) Minor Defect, Comment - Fixtures such as door stops were missing in one or more areas.
    32) Minor Defect, Comment - Screens in many windows were missing.
    33) Minor Defect - Minor cracks and/or holes were found in walls in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
    34) Monitor - Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.

    Photo 33  
    Ceiling Stain
    		  
    35) Comment - All exterior doors don't have a screen door.
    36) -

    Photo 26  
    Entry to Dining Room
    Photo 27  
    Front Entry
     

    Photo 31  
    Game Room
    Photo 32  
    Game Room

    Photo 34  
    Office
    Photo 36  
    Basement storage
     
    Thank you for using Upscale Home Inspections.

    If you have any questions about the systems in your new home or just want to learn more about a particular item please visit "Inspections Home Basics, my online home inspection knowledge base.

    If you have any questions about this report or need clarification on any item e-mail me or call (770) 527-3823 anytime. I'm here to help in any way I can.

    Often times, between the inspection and the closing, things are damaged or quit working. I am available for a VOR (verification of repairs) Inspection during or before your walk thru to determine if item requested were repaired properly or new items have occurred. If you deside not to have a "VOR Inspection" you may use my "Pre-Closing Checklist" to assist you during your final walk thru.