View as PDF

View summary

Logo

Website: http://www.reporthost.com/whiteheadhomeinspections
Email: whiteheadhomeinspectionservice@gmail.com
Phone: (678) 827-9959
Inspector: Edward Whitehead

Property Inspection Report

Client(s):  Janelle & Darrell Kitchen
Property address:  1584 Fredricksberg Dr
Loganville GA
Inspection date:  Friday, April 24, 2015

This report published on Saturday, April 25, 2015 12:30:28 AM EDT

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:
Concern typeSafetyPoses a safety hazard
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor 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 and Foundation
Roof
Attic and Roof Structure
Garage or Carport
Electric
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
Return to table of contents

Report number: 2
Time started: 9:30a
Time finished: 11:30a
Present during inspection: Realtor, Tara Whitehead
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Warm
Inspection fee: $100
Payment method: Invoiced
Buildings inspected: One house
Number of residential units inspected: 3, +Loft & Bdrm, full bath
Age of main building: 2005
Source for main building age: Realtor
Front of building faces: North
Main entrance faces: North
Occupied: Yes
1) 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.
2)  
Photo
Photo 2-1
Photo
Photo 2-2

Grounds
Return to table of contents

Limitations: 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.
Condition of driveway: Satisfactory 
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Satisfactory 
Sidewalk material: Poured in place concrete
Deck, patio, porch cover material and type: Open, Satisfactory 
Condition of stairs, handrails and guardrails: N/A
Wooden Privacy Fence: Lock on gate is broken. Recommend repair or replacement. Gate does not properly close.
3) Lock on gate is broken. Recommend repair or replacement. Gate does not properly close.
Photo
Photo 3-1
 

4) Outdoor water spigot has been winterized. Unable to test operation.
Photo
Photo 4-1
 

Exterior and Foundation
Return to table of contents

Limitations: 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.
Roof
Return to table of contents

Limitations: 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
Condition of roof surface material: Satisfactory 
Roof surface material: SG 3-Tab 
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Satisfactory 
5) Extensions such as splash blocks or drain pipes for one or more downspouts were missing. 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.
Photo
Photo 5-1
Photo
Photo 5-2
Photo
Photo 5-3
Photo
Photo 5-4

Attic and Roof Structure
Return to table of contents

Limitations: 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: Small door in loft Bdrm closet
Condition of roof structure: Satisfactory 
Roof structure type: Trusses, Satisfactory 
Ceiling structure: Trusses, Ceiling beams
Condition of insulation in attic (ceiling, skylight chase, etc.): Satisfactory 
Ceiling insulation material: Fiberglass loose fill
Vapor retarder: Installed
Condition of roof ventilation: Satisfactory 
Roof ventilation type: Gable end vents
6)  
Photo
Photo 6-1
Photo
Photo 6-2

Garage or Carport
Return to table of contents

Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of door between garage and house: Satisfactory 
Type of door between garage and house: Wood
Condition of garage vehicle door(s): Satisfactory 
Type of garage vehicle door: Sectional, Roll
Number of vehicle doors: 2
Condition of automatic opener(s): Satisfactory 
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Satisfactory 
Condition of garage interior: Satisfactory 
Garage ventilation: Exists, Adequate
7)  
Photo
Photo 7-1
Photo
Photo 7-2
Photo
Photo 7-3
Photo
Photo 7-4

Electric
Return to table of contents

Limitations: 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.
Primary service type: Underground
Service voltage (volts): 120
Primary service overload protection type: Circuit breakers
Condition of main service panel: Satisfactory 
Location of main service panel #A: Garage
Condition of branch circuit wiring: Not Inspected
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: No, Not viewed
Smoke alarms installed: Satisfactory 
Carbon monoxide alarms installed: Yes, but not tested
8) Bedroom #2: Telephone outlet not secured to the wall.
Photo
Photo 8-1
 

9) Master bedroom ceiling fan light fixture appears to have a burned out bulb. Recommend replacement of bulb.
Photo
Photo 9-1
 

Water Heater
Return to table of contents

Limitations: 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: Satisfactory 
Type: Tank, Rheem
Energy source: Electricity
Estimated age: 2005
Capacity (in gallons): 50
Location of water heater: Garage
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 120 degrees
Condition of burners: Satisfactory 
10)  
Photo
Photo 10-1
Rheem model# 82V52-2 Serial# RH 0605200513 Manufacture Date: 06/2005
 

Heating, Ventilation and Air Condition (HVAC)
Return to table of contents

Limitations: 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 air
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: Ask current homeowner
Source for last service date of primary heat source: N/A
Forced air heating system fuel type: Electric
Condition of furnace filters: Satisfactory 
Location for forced air filter(s): Inside air handler
Condition of forced air ducts and registers: Satisfactory 
Condition of hydronic or steam heat system: Not inspected
Condition of burners: Satisfactory 
Condition of cooling system and/or heat pump: Satisfactory 
Cooling system and/or heat pump fuel type: Electric
Location: Hallway
Condition of controls: Satisfactory 
11)  
Photo
Photo 11-1
Unit #1 on Left, Unit #2 on right
Photo
Photo 11-2
A/C unit #1 Lennox Model# 13HPX-030-230-19 Serial #1914G18749
Photo
Photo 11-3
A/C unit #2 Lennox Model# 13HPX-030-230-19 Serial# 1914G07465
Photo
Photo 11-4
Furnace #1 in Attic Lennox Model# CBX25UH-030-230-1, Serial# 6014J24222
Photo
Photo 11-5
Furnace #2 in Attic Lennox Model# CBX25UH-030-230-1, Serial# 6014F22641
 

Fireplaces, Stoves, Chimneys and Flues
Return to table of contents

Limitations: 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: Satisfactory 
12) A significant amount of creosote or burning by-products (ash, soot, etc.) was visible in one or more chimneys. This is a potential fire hazard and a sign that chimney system maintenance has been deferred. The client should be aware that the type and quality of wood burned, and the moisture content of the wood, will affect the rate at which burning by-products accumulate in the chimney. When wood-burning devices are used regularly, they should be cleaned annually at a minimum. A qualified contractor should evaluate, clean, and repair if necessary.
Kitchen
Return to table of contents

Limitations: 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: Satisfactory 
Condition of cabinets: Satisfactory 
Condition of sinks and related plumbing: Satisfactory 
Condition of under-sink food disposal: Satisfactory 
Condition of dishwasher: Satisfactory 
Condition of range, cooktop or oven: Satisfactory 
Range, cooktop or oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop, Satisfactory 
Condition of refrigerator: Satisfactory 
Condition of built-in microwave oven: Satisfactory 
Bathrooms, Laundry and Sinks
Return to table of contents

Limitations: 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
Location #B: Half bath
Location #C: Full bath
Location #D: Full bath
Condition of counters: Satisfactory 
Condition of flooring: Satisfactory 
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Satisfactory 
Condition of shower(s) and related plumbing: Satisfactory 
Condition of ventilation systems: Satisfactory 
Bathroom and laundry ventilation type: Central exhaust fan, Satisfactory 
13) Dryer vent needs to be cleaned.
Photo
Photo 13-1
 

14) Location A, master bathroom sink has slow drain on both sides. Also missing stopper on left side of sink. Recommend it being replaced.
Photo
Photo 14-1
Photo
Photo 14-2

15) The bathtub drain stopper mechanism at location(s) #C , Jack and Jill bathroom was missing. Recommend that a qualified person repair or replace as necessary.
Photo
Photo 15-1
 

16) Location "B": Sink has slow drain
Photo
Photo 16-1
 

Interior, Doors and Windows
Return to table of contents

Limitations: 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: Satisfactory 
Exterior door material: Wood, Glass panel
Condition of interior doors: Satisfactory 
Condition of windows and skylights: Satisfactory 
Type(s) of windows: Vinyl, Multi-pane, Sliding
Condition of walls and ceilings: Satisfactory 
Condition of flooring: Satisfactory 
Condition of concrete slab floor(s): Satisfactory 
Flooring type or covering: Carpet, Wood or wood products
Condition of stairs, handrails and guardrails: Satisfactory 
17) 1 or more window locking mechanisms are inoperable. Recommend repair or replacement
Photo
Photo 17-1
Photo
Photo 17-2
Photo
Photo 17-3
 

18) The transom window in the master bedroom's closet has been cracked.
Photo
Photo 18-1
 

19) Screens were missing from many windows. These windows may not provide ventilation during months when insects are active.
Photo
Photo 19-1
Photo
Photo 19-2
Photo
Photo 19-3
Photo
Photo 19-4