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Athenia Home Inspectors, LLC

http://www.reporthost.com/athenia
georgefont5@aol.com
(404) 447-4677
PO Box 3644 
Alpharetta, Ga. 30023

Summary

Client(s):  Mr Goodson & Mrs Jane Wright
Property address:  2550 Somewhere Circle
Anytown, Ga. 30005
Inspection date:  Wednesday, May 31, 2006

This report published on Friday, April 19, 2019 8:27:14 PM 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.

Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a risk to health, potential injury or death.
Concern typeSpecialist neededRecommend repairing or replacing by a qualified, licensed contractor
Concern typeModerate DefectThis repair or replacement may require the use of special tools. This needs to be repaired or replaced by a highly skilled home owner, handy man or other professional
Concern typeMinor DefectRepair or replacement may involves only a minor expense and can be done my a handy man, home owner or tenant
Concern typeMaintainRecommend ongoing maintenance This can be done by the home owner or a qualified contractor
Concern typeEvaluateRecommend a more in depth evaluation by a licensed contractor or specialist
Concern typeMonitorRecommend monitoring in the future for further damage
Concern typeServiceableItem or component was inspected and appears acceptable
Concern typeComment & SuggestionsThese are notes for the client. These are observations and/or suggestions that may not have been part of the building standard at the time the home was constructed. These are for the client to evaluate and determine if and when they want to upgrade.


Attic
2) Some wiring is loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.
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Bathrooms / Laundry / Sink
7) Two toilets are loose, one in the master bathroom and the other in the guess bathroom. A qualified contractor should remove the toilet for further evaluation and repairs if necessary. A new wax ring should be installed and toilets should be securely anchored to the floor to prevent movement and leaking.
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Electric service
19) 2 wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.
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20) One or more connections with aluminum wires in the main service panel lack anti-oxidant paste. Oxidation usually occurs without it, and may result in poor connections, overheating, and possibly fires. A qualified electrician should evaluate and apply anti-oxidant paste as necessary.
21) Neutral and equipment ground conductors are combined at one or more sub-panels. This should only occur in the main service panel, and is a safety hazard due to the risk of shock. Neutral conductors should be attached to a "floating" neutral bar not bonded to the panel, while grounding conductors should be attached to a separate grounding bar bonded to the sub panel. A qualified electrician should evaluate and repair as necessary.
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22) One or more wires in panel #B appeared to be undersized for their over current protection devices (circuit breakers). This is a safety hazard due to the risk of fire. A qualified electrician should evaluate and repair as necessary.
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23) One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf
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Exterior / Foundation
26) Exterior Insulation Finishing System, (EIFS), also known as Synthetic Stucco should be evaluated for water intrusion and moisture damage by a qualified EIFS specialist. Building standards for this product require a 6 to 8 inch gap above grade. Recommend EIFS be cut to this dimension.
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Grounds
37) The deck is unstable in one or more areas due to lack of diagonal bracing. This is a safety hazard since severe movement may cause the deck to collapse. A qualified contractor should evaluate and make repairs as necessary.
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38) Stairs to deck are wobbly. A qualified contractor should evaluate and repair as necessary, such as installing additional supports and/or diagonal bracing.
39) Flashing was missing from above one or more deck ledger boards. This can cause moisture to accumulate between the ledger boards and the building. Rot may result in this area and cause the ledger board fasteners to fail. The deck may separate from the building in this event and poses a significant safety hazard. A qualified contractor should install flashing above ledger boards where necessary.

For more information on installing deck ledger boards visit: http://www.hometime.com/Howto/projects/decks/deck_4.htm

And for more information on building safe decks in general, visit: http://www.thisoldhouse.com/toh/knowhow/exteriors/article/0,16417,212625,00.html

The code states, “…Where positive connections to the primary building structure cannot be verified during inspection, decks shall be self-supporting.â€
• IRC® -‘00/‘03/’06, R502.2.1 – ‘00/‘03, R502.2.2 – ‘06 Decks
• IBC® -‘00/‘03/’06, 1604.8.3 Decks

Therefore, all connections into the ledger and rim joist must be verified as to the suitability of the applications. Otherwise, decks shall be free-standing, in other words self supporting.

For more information on building safe decks in general, visit: http://www.thisoldhouse.com/toh/knowhow/exteriors/article/0,16417,212625,00.html

or goto http://www.safestronghome.com/deck/index.asp?source=hpnav
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40) Handrail at some stairs are un graspable and are a safety hazard. Handrails should be sized and shaped so your hand can encircle them. A qualified contractor should make repairs or modifications as necessary. For example, replacing existing handrails or installing additional handrails.
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Photo 40-3 In this example the contractor used 2x2 treated lumber for handrail.
41) Handrail at some stairs are loose and some are defective, while other parts are missing. This is a safety hazard. A qualified contractor should make repairs as necessary. For example, installing new fasteners and/or hardware so handrails are securely attached.
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42) Note to client, this may not have been a building standard when this house was constructed

Gaps larger than four inches were found in one or more guardrails. This is a safety hazard, especially for small children. A qualified contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.
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43) Guardrails are missing from one or more sections of decks or elevated surfaces with high drop-offs. This is a safety hazard due to the risk of falling. Standard building practices require guardrails to be installed at drop-offs higher than 30 inches, but in some cases it is advised to install them at shorter drop-offs. A qualified contractor should evaluate and install guardrails as necessary and as per standard building practices.
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44) The perimeter grading slopes towards the structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet. Building standard suggest 6 inch drop within the first 10 feet.
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45) One or more wooden deck support posts are in contact with soil. This is a conducive condition for wood destroying insects and organisms. However no damage from wood destroying insects or organisms was found. Standard building practices require that there be at least 6" of space between any wood and the soil below, even if the wood is treated. If possible, soil should be removed or graded so a 6" clearance is maintained. Otherwise recommend installing borate based Impel rods to prevent rot.
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48) It appears the front porch , ( as with most porches in Georgia), was designed to be floating on its own, as such it appear to have settled unevenly due to poor bulk water management. Recommend repair by a qualified contractor as necessary
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Photo 48-4 This side is sinking while the opposite site is raising. This can be due to settlement caused by poor bulk water and vegetation management.
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Interior Rooms / Areas
58) One or more bedroom windows have inadequate egress in the event of a fire due to being unable to open. Bedroom windows should be easy to open and stay open by themselves.

Windows appear to have been painted shut. Recommend making modifications and repairs as necessary.

For more information, visit http://www.taunton.com/finehomebuilding/pages/h00100.asp
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Kitchen
72) The dishwasher drain line was not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The client should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.

Also, no "air gap" was installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client should consult with a qualified contractor to determine if an air gap should be installed.
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Plumbing / Fuel Systems
85) The water supply pressure was greater than 80 psi. Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are more likely to burst with higher pressures. Typically the pressure cannot be regulated at the water meter. Recommend having a qualified plumber evaluate and make modifications to reduce the pressure below 80 psi. Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If a pressure regulating valve exists, then it should be adjusted for a house pressure of 40 to 80.

Roof
90) One "rubber boot", flashing's appears to have deteriorated and should be replaced before leaks or vermin intrusion occurs. A qualified contractor should replace flashing where necessary.
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Photo 90-2 This is the appearance of a good boot. Notice the tight seal around the vent pipe
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Photo 90-4 Notice cracks on boot.

Water heater
96) The temperature-pressure relief valve drain line is routed upwards. This drain line should be routed either down or horizontally. This is a safety hazard as water may not be able to flow through the drain line adequately when the valve releases due to accumulated water. Also, accumulated water may corrode the valve and prevent it from working. A qualified plumber should evaluate and repair so the drain line is routed down or horizontally, but not up. For more information, visit Water Heater Rescue - Down and Out
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