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Advanced Home Inspections, LLC


5409 Habersham St 
Savannah GA 31405-5412 
912-660-5501 
www.ahisavannah.com 
ahisavannah@gmail.com
Inspector: Brett Ratner

 

Summary

Client(s):  Rossana & Mileib Ramires
Property address:  3 Amberwood Circle
Savannah, GA 31405
Inspection date:  Thursday, December 15, 2016

This report published on Saturday, December 17, 2016 12:12:35 AM AST

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 safety hazard
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information


Grounds
1 - NE front gate would not lock shut. Did not have a key to completely evaluate.
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Roof
2 - General roof pics. Looks great!
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Exterior and Foundation
3 - Some sections of siding and/or trim were loose. Recommend that a qualified person repair, replace or install siding or trim as necessary. (Front entrance)
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4 - There is a patio rain drain that empties out of this PVC pipe on north side of patio. Highly recommend extending PVC pipe so water drains further from the house. As you can see, the water is already causing damage.
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5 - The back concrete patio is showing signs of settling. This should not be a structural concern. Recommend having gaps between patio and house filled with concrete or caulk by a contractor.
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6 - Cracks, deterioration and/or damage were found in one or more areas of the exterior stucco finish. In damp climates, moisture can enter cracks or damaged areas and further deteriorate the stucco. Also the wall behind the stucco can become damaged from moisture. Note that areas behind the stucco are inaccessible and excluded from this inspection. Recommend that a qualified contractor repair or replace stucco as necessary.
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Under front window right of front door.
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North side of house behind HVAC
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North side of back patio.
7 - Shutters on left of front door were coming loose. Recommend having fastened.
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8 - Caulk was missing and/or substandard in some areas. For example, around windows, at siding-trim junctions and/or at wall penetrations. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used.
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Windows (especially the front windows) need to be caulked. This is where moisture is getting into the frames and causing rot.
 

Windows
9 - Condensation or staining was visible between multi-pane glass in one or more . This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.

Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.
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Crack
10 - One or more windows that were designed to open and close were stuck shut. Recommend that a qualified person repair windows as necessary so they open and close easily.
11 - Crank handles at some windows were missing. Recommend that a qualified person replace handles or make repairs as necessary.
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12 - Two windows on the NE and SE side of the house had wood rot on the lower part of the frames. This was caused by (see exterior section) loose trim that needs silicone caulk to keep rain water out. Recommend having frame repaired and windows properly caulked.
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13 - No window screens were installed. Windows may not provide ventilation during months when insects are active.

Exterior Doors
14 - North door to backyard is not level. South second door would not open....just gunked up. Recommend having north door leveled and south door cleaned with WD-40.
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15 - Bottom of front door handle is loose.
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Garage / Carport
16 - Significant gaps were found below or around one or more garage vehicle doors. Vermin and insects can enter the garage as a result. Recommend that a qualified person repair as necessary to eliminate or minimize gaps.
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Attic and Roof Structure
17 - A few electric boxes require covers. This is a fire hazard.
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18 - One or more attic access hatches or doors were not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency.
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19 - General attic pics
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Electric
20 - One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
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21 - Missing front doorbell.
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22 - The legend for circuit breakers or fuses in panel(s) #A was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
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23 - Panel is good.
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Plumbing / Fuel Systems
24 - Great pressure.
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Water Heater
25 - As I explained to Rossana, this water heater is officially beyond its lifespan. That being said, it has been well taken care of and, although it could die any day, most likely has several more years of service. Seems to be in excellent shape.
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26 - The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
27 - Great temp.
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Heating, Ventilation and Air Condition (HVAC)
28 - Heat and AC output perfect. HVAC 1 & 2 are just a couple of years old....excellent.
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Living Room
29 - No window screens were installed. Windows may not provide ventilation during months when insects are active.

Dining Room
30 - No window screens were installed. Windows may not provide ventilation during months when insects are active.

Master Bedroom
31 - Crank handles at some windows were missing. Recommend that a qualified person replace handles or make repairs as necessary.
32 - No window screens were installed. Windows may not provide ventilation during months when insects are active.

NW Bedroom
33 - No window screens were installed. Windows may not provide ventilation during months when insects are active.

North Bedroom
34 - No window screens were installed. Windows may not provide ventilation during months when insects are active.

Upstairs Bonus Room
35 - Window trim is broken, leaving about an inch gap. Recommend having repaired/replaced.
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36 - No window screens were installed. Windows may not provide ventilation during months when insects are active.

NE Bedroom
37 - Crank handles at some windows were missing. Recommend that a qualified person replace handles or make repairs as necessary.
38 - No window screens were installed. Windows may not provide ventilation during months when insects are active.

Master Bathroom
39 - There is a hole in the wall in bathroom closet (cannot find pic). Recommend having repaired.
40 - Gaps, no caulk, or substandard caulking were found between the shower enclosure and the walls at location(s) #A. Water can penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
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41 - Tile and/or grout in the shower enclosure at location(s) #A were deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. ***I believe this was broken upon or after installation and just sloppily repaired. Just an aesthetic issue***
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Upstairs Bathroom
42 - Faucet fixture is loose. Recommend having repaired.
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