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
Inspector: Chris Weise

 

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 Thursday, March 18, 2010 9:16:43 PM EDT

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WHAT REALLY MATTERS IN A HOME INSPECTION

Congratulations on buying your new home.

The process can be stressful. A home inspection is supposed to give you peace of mind, but often has the opposite effect. You will be asked to absorb a lot of information in a short time. This often includes a written report, checklist, photographs, environmental reports, and what the inspector himself says during the inspection. All this combined with the seller's disclosure and what you notice yourself makes the experience even more overwhelming. What should you do?

Relax. Most of your inspection will be information about your new home, maintenance recommendations, and minor imperfections. These are nice to know about. The information will fall into four color coded categories:

1. Major defects or major repairs are noted in RED.
2. Minor defects or minor repairs are noted in PURPLE
3. Safety concerns may be noted in RED, PURPLE or GREEN. Please note, your inspection is not a complete Home Safety Inspection.
Read more information on safety concerns in your new home.
4. General comments and general maintenance are noted in GREEN.
5. Words in LIGHT BLUE are links to more information on inspection procedures or concerns.

Often a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 3). Please note: Whether a defect is minor or major is purely a subjective opinion based on a limited visual inspection. Some defects listed as minor defects or minor repairs may become major expenses upon further technical or invasive evaluation by a specialist.

Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. Realize that sellers are under no obligation to repair everything mentioned in the report. No home is perfect.

Keep things in perspective. Don't kill your deal over things that don't matter. It is inappropriate to demand that a seller address deferred maintenance, conditions already listed on the seller's disclosure, or nit-picky items.


INTRODUCTION, SCOPE, DEFINITIONS, & COMPLIANCE STATEMENT

INTRODUCTION:
The following numbered and attached pages are your home inspection report. The report includes pictures, information, and recommendations. This inspection was performed in accordance with the current Standards Of Practice and Code Of Ethics of the National Association of Certified Home Inspectors. The Standards contain certain and very important limitations, exceptions, and exclusions to the inspection. A copy is available prior to, during, and after the inspection, and it is part of the report.

SCOPE:
In order to avoid false expectations please understand that a home inspection is intended to assist in evaluating the overall condition of the dwelling. The Inspection is based on observation of the visible, readily accessible and apparent condition of the structure and its components on the day of this inspection. The results of this inspection are not intended to make any representation regarding the presence or absence of latent or concealed defects that are not reasonably ascertainable or readily accessible in a competently performed inspection. The inspection is not a code compliance inspection since code and code enforcement can vary widely from location to location and year to year.

No warranty, guarantee, or insurance by Upscale Home Inspections is expressed or implied. This report does not include inspection for wood destroying insects, mold, lead, asbestos or air quality. A representative sampling of the building components is viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of components is performed. Not all defects will be identified during this inspection. Unexpected repairs should be anticipated.

The person conducting your inspection is not a licensed structural engineer or other professional whose license authorizes the rendering of an opinion as to the structural integrity of a building or its other component parts.

You are advised to seek two professional opinions and acquire estimates of repair as to any defects, comments, improvements or recommendations mentioned in this report. We recommend that the professional making any repairs inspect the property further, in order to discover and repair related problems that were not identified in the report. We recommend that all repairs, corrections, and cost estimates be completed and documented prior to closing or purchasing the property. Feel free to hire other professionals to inspect the property prior to closing, including HVAC professionals, plumbers, electricians, engineers, or roofers.


HOME INSPECTOR COMPLIANCE STATEMENT:
I represent that I am a full member in good standing of the National Association of Certified Home Inspectors (NACHI), www.nachi.org. Member #07103002. I will conduct a home inspection of the previously mentioned property in accordance with the National Association of Certified Home Inspectors’ “Standards of Practice” and the “Home Inspection Agreement”.

J Christopher Weise
Upscale Home Inspections, LLC


This report has been produced in accordance with the AGREEMENT, and is subject to the terms and conditions agreed upon therein. The report was produced exclusively for our CLIENT. Not to be used or interpreted by anyone other than our CLIENT or Representative.

 
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 - (red, orange or green) 
Repair/ReplaceRecommend repairing and/or replacing - (red or orange) 
Repair/MaintainRecommend repair and/or maintenance - (red or orange) 
MaintainRecommend ongoing maintenance - (green) 
EvaluateRecommend evaluation by a specialist - (red, orange or green) 
MonitorRecommend monitoring in the future - (green) 
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
Inspecting The Grounds: Inspecting Grading, Landscaping

Site profile: Minor slope, Moderate slope,
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 and Fencing, Swimming Pools, Spas, Water Features and Related Equipment, Irrigation and Drainage Systems, Recreational Equipment, Underground Utilities, Landscape Lighting, Landscaping Plants ,Trees, Retaining Walls, Geological conditions and site stability, Detached Structures, Pools and Spas, NonStandard Equipment and Personal Property
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.

    • 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.

    3) -

    Photo 2  
    Nice Backyard

    Photo 3  
    Rear View
     
    Exterior / Foundation Return to table of contents
    Inspecting The Exterior: Exterior Wall Inspections
    • We are not structural engineers. Feel free to hire one prior to closing to consult with and address concerns that you have with the property, even if I do not identify any structural material defects.
    • We inspect the structural components including foundation and framing by probing a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not required when probing would damage any finished surface or where no deterioration is visible. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying.
    • Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

    Condition of wall covering: Appeared serviceable
    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
    4) 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
     

    5) 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
    Roof Inspections: Roof Inspections, Understanding Your Roof
    • We are not professional roofers. Feel free to hire one prior to closing.
    • We do our best to inspect the roof system within the time allotted. We inspect the roof covering, drainage systems, the flashings, the skylights, chimneys, and roof penetrations. We are not required to inspect antennae, interiors of flues or chimneys which are not readily accessible and other installed accessories. This is not an exhaustive inspection of every installation detail of the roof system according to the Manufacturer’s specifications or construction codes.
    • It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection.
    • We recommend that you ask the sellers to disclose information about the roof, and that you include comprehensive roof coverage in your home insurance policy.

    Condition of roof structure: Appeared serviceable
    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 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)
    Attic Inspections: Attic Inspections
    • We are not structural engineers. Feel free to hire one prior to closing to consult with and address concerns that you have with the property, even if I do not identify any structural material defects.
    • We inspect the structural components and framing by probing a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not required when probing would damage any finished surface or where no deterioration is visible. Areas that could not be traversed or viewed clearly due to lack of access or components that are obscured by insulation are not included in this inspection.

    6) 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.

    • 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.

    • 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
     

    7) -

    Photo 18  
    Attic

    Photo 19  
    Attic

    Photo 20  
    Attic

    Photo 21  
    Attic
     
    Garage / Carport Return to table of contents
    Inspecting The Garage: Detached Structures, Information about Garages
    • The inspector does not determine the adequacy of firewall ratings.
    • Requirements for ventilation in garages varies between municipalities.

    Type: Attached
    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
    8) Repair/Maintain - 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.
    9) -

    Photo 6  
    Key less Garage entry
     
     
    Electric Return to table of contents
    Electrical Inspections: Electric Service
    • We are not electricians. Feel free to hire an electrician prior to closing.
    • Due to the dangers of electric components, all defects, even ones listed as minor should be treated as major safety hazards and all defects should be addressed immediately.
    • If we feel that it is safe enough to open the electrical panel, we will check the interior components of service panels and sub panels, the conductors, and the over-current protection devices. Inside the house, we will check a representative number of installed lighting fixtures, switches, and receptacles. This is not an exhaustive inspection of every component and installation detail. There will be receptacles and switches and lights that we will not have time to inspect. Ask property owner about all of the wall switch.
    • Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs.
    • Therefore, it is essential that any recommendations that we may make for correction should be completed before the close of escrow, because an electrician could reveal other problems or recommend repairs.

    Electric service condition: Appeared serviceable
    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
    10) 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  

    11) 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
    Plumbing Inspections: Water Service And Pressure, Valves and Pilot Lights, Shower Pans and Overflows
    • We are not plumbing professionals. Feel free to hire one prior to closing.
    • All bathroom fixtures, including toilets, tubs, showers, and sinks are inspected. Water is run at each fixture. Readily visible water-supply and drain pipes are inspected. Plumbing access panels that we can find are opened, if readily accessible and available to open. We do not perform water leak tests on drain lines or shower pans. The inspector does not operate water supply or shut-off valves, does not test for lead or water quality and does not determine if plumbing and fuel lines are adequately sized.
      We simply look for active leaks, which is quite limited by our short time in the property.

    Condition of service and main line: Appeared serviceable
    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
    12) 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.
    13) - Interior and exterior water pressure was satisfactory.

    Photo 10  
    Exterior Water Pressure 180 PSI

    Photo 14  
    Interior Water Pressure 50 PSI
     
    Water Heater Return to table of contents
    Inspecting Water Heater: Inspecting Water Heaters
    • This inspection of the water heater is a visual inspection and is not technically exhaustive. A detailed evaluation of the interior components of the water heater is beyond the scope of a home inspection.
    • It is essential that any recommendation that we make for service, correction, or repair be scheduled prior to closing or purchasing the property, because the hired-professional could reveal defects or recommend further repairs that could affect your evaluation of the property.
    • Note: Health is a deeply personal responsibility. You may want to have the water quality tested.

    Condition of water heater: Appeared serviceable
    Type: Tank
    Energy source: Electricity
    Capacity (in gallons): 65
    Manufacturer: Rheem
    Location of water heater: Basement
    Water temperature (degrees Fahrenheit): 120
    Model: 41V50
    14) -

    Photo 1  
    Water Heater
     
     
    Heating Return to table of contents
    Inspecting HVAC Systems: Inspecting The heating And Cooling Systems
    • We are not HVAC professionals. Feel free to hire one prior to closing.
    • This inspection of the heating system is a visual inspection using only the normal operating controls for the system. The inspection of the heating is general and not technically exhaustive. A detailed evaluation of the interior components of the heating system is beyond the scope of a home inspection. We do not determine if furnace heat exchangers are intact and free of leaks.
      We do not inspect the humidifier or dehumidifier, the electronic air filter, or determine heating supply adequacy or distribution balance. We do not operate the heating system when the air temperature is too hot, to prevent damaging the unit.
    • It is essential that any recommendation that we make for service, correction, or repair be scheduled prior to closing or purchasing the property, because the hired-professional could reveal defects or recommend further repairs that could affect your evaluation of the property.
    • Note: Health is a deeply personal responsibility. You should have the air quality tested and the ductwork or baseboards cleaned as a prudent investment in environmental hygiene, especially if any family member suffers from allergies or asthma.

    Condition of heating system: Appeared serviceable
    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
    15) 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.
    16) -

    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
    Inspecting Cooling Systems: Inspecting The heating And Cooling Systems
    • We are not HVAC professionals. Feel free to hire one prior to closing.
    • We are not required to inspect the parts which are not readily accessible, like the coil, compressor, or valves. We do not inspect the humidifier or dehumidifier, the electronic air filter, or determine cooling supply adequacy or distribution balance. We do not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. We do not operate the cooling system when the outside temperature is too cool, to prevent damaging the unit.
    • It is essential that any recommendation that we make for service, correction, or repair be scheduled prior to closing or purchasing the property, because the hired-professional could reveal additional defects or recommend further repairs that could affect your evaluation of the Property.
    • Note: Health is a deeply personal responsibility. You should have the air quality tested and the ductwork or baseboards cleaned as a prudent investment in environmental hygiene, especially if any family member suffers from allergies or asthma.

    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
    17) 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
    Fireplace Inspections: Inspecting Fireplaces And Chimneys
    • We are not certified chimney professionals. Only a level two inspection performed by a CSIA (Chimney Safety Institute of America) certified chimney sweep can determine the condition of the flue and whether the fireplace is safe to use.
    • We recommend a cleaning and level two inspection of the fireplaces and chimney flues before closing. Clean chimneys don't catch on fire.
    • The following items are not included in this inspection: coal stoves, gas logs, chimney flues, determination of the adequacy of drafting or sizing of flues, nor determine whether fireplaces are installed in accordance with the manufacturer's specifications.

    Condition of fireplaces, stoves: Appeared serviceable
    Fireplace type: Prefabricated
    18) Comment -

    Photo 25  
    Nice Mantle
     
     
    Kitchen Return to table of contents
    Kitchen Inspections:
    • We check the appliances as a courtesy. We are not required to evaluate them for their performance nor for the accuracy of their settings or cycles. If they are older than ten years, they may well exhibit decreased efficiency. Also, many older ovens are not secured to the wall to prevent tipping. Be sure to check the appliance, especially if children are in the house. We recommend installing a minimum five pound ABC-type fire extinguisher mounted on the wall inside the kitchen area.

    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, Valves And Cutoffs
    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
    19) Repair/Maintain -
    • Caulk was deteriorated where counters meet backsplashes.

    • Caulk was missing around the sink.

    20) -

    Photo 22  
    Breakfast Area

    Photo 23  
    Kitchen

    Photo 24  
    Kitchen

    Photo 30  
    Basemnt Kitchen
     
    Bathrooms / Laundry / Sinks Return to table of contents
    Bathroom Inspections: Inspecting Bathrooms
    • We are not plumbers. Feel free to hire a plumber prior to closing.
    • All bathroom fixtures, including toilets, tubs, showers, and sinks are inspected. Approximately 15 minutes of water is run at each fixture. Readily visible water-supply and drain pipes are inspected. Plumbing access panels are opened, if readily accessible and available to open. Normal foot pressure is applied around the base of each toilet, tub, and shower to check for deteriorated flooring. Normal hand pressure is applied carefully to the walls of each shower to check for deterioration. Re-grouting and sealant around the tub shower, and fixtures should be considered routine maintenance. We do not perform water leak tests on drain lines or shower pans. We simply look for active leaks, which is quite limited by our short time in the property.

    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
    Laundry Room Inspections: Inspecting Laundry Area
    • We are not plumbers. Feel free to hire a plumber prior to closing.
    • We do not test clothes dryers, nor washing machines and their water connections and drainpipes. We can operate them, but only as courtesy. If a water catch pan is installed, it is not possible for us to check its performance. We recommend turning off the water supplied to the washer after every load. We recommend having a professional inspect and clean the dryer exhaust pipe twice every year.

    Condition of laundry facilities: Appeared serviceable
    240 volt receptacle for laundry equipment present: Yes
    21) Repair/Replace, Evaluate - The master bathroom bathtub drained slowly.
    22) Repair/Replace, Evaluate - The shower door in hall bath was leaking at the bottom of the door.
    23) Repair/Replace - The sink drain stopper mechanism the basement bathroom was inoperable.
    24) Repair/Maintain - Caulk was deteriorated at the counter back splash in all three bathrooms.
    25) -

    Photo 28  
    Mater Bath

    Photo 29  
    Hall Bath
     
    Interior Rooms / Areas Return to table of contents
    Inspecting Interiors: Inspecting Doors, Windows, and Safety Glass
    • We check only a representative number of doors and windows. We are not required to inspect the paint, wallpaper, the carpeting, the window treatments and screens. We do not move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on cosmetic deficiencies. We may not comment on the cracks that appear around windows and doors, or which follow the lines of framing members and the seams of drywall and plasterboard. These cracks are usually a consequence of movement, such as wood shrinkage and common settling, and will often reappear. We do not report on odors.

    Exterior door material: Metal, Fiberglass or vinyl
    Condition of exterior entry doors: Appeared serviceable
    Condition of interior doors: Appeared serviceable
    Type of windows: Aluminum, Wood, Sliding, Double hung
    Condition of windows: Appeared serviceable
    Wall type or covering: Drywall, Inspecting 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
    26) 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.
    27) 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
     

    28) Comment - Fixtures such as door stops were missing in one or more areas.
    29) Comment - Screens in many windows were missing.
    30) Comment - 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.
    31) -

    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.

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    If you have any questions about the systems in your new home or just want to learn more about a particular item please visit "Inspection Library, 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.