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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):  Michael and Jessica Sutton
Property address:  114 Andover
Savannah, GA 31405
Inspection date:  Wednesday, January 11, 2017

This report published on Wednesday, January 11, 2017 9:07:40 PM 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 typeMajor DefectCorrection likely involves a significant expense
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


General Information
1 - Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation.

2 - Evidence of rodent infestation was found in the form of feces and/or traps in the attic. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary.
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Grounds
3 - Handrails at one or more flights of stairs were wobbly and/or deteriorated. This is a safety hazard. Recommend that a qualified person repair as necessary.
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Wobbly railing
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Wobbly deck handrail
 

4 - Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway including trip hazards. The client may wish to have repairs made for cosmetic reasons and falling safety.
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5 - Gate deck would not close properly (dragging on deck surface). Recommend having repaired.
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6 - Fencing on west side of house needs to be secured/repaired.
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7 - Vegetation was overgrown around equipment for one or more utilities such as gas or electric meters. Vegetation should be pruned or removed as necessary to allow unobstructed access.

8 - Wooden deck or porch surfaces were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used.
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9 - The driveway sloped down towards the garage or house. This can result in water accumulating in the garage, around building foundations or underneath buildings, and is a conducive condition for wood-destroying organisms. Monitor these areas in the future, especially during and after periods of rain. If significant amounts of water are found to accumulate, then recommend that a qualified contractor evaluate and repair as necessary. For example, by installing drain(s) or removing and installing new pavement.
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10 - Underneath decking support looks great.
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Roof
11 - 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.

12 - Composition shingles were loose because the adhesive, self-sealing strips weren't sealed. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Self-sealing strips secure the lower edge of shingles and reduce vulnerability to wind damage. Strips may not be sealed because the sealant has failed or because the sealant never activated and cured after the original installation. Recommend that a qualified contractor repair as necessary. For example, by hand sealing shingles with an approved sealant.
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13 - One or more rubber or neoprene pipe flashings were loose or lifting. Leaks can result from windblown rain. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary to prevent leaks. For example, by nailing flashings down and sealing as necessary.

(One flashing on north side of roof)
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14 - One or more gutters and/or downspouts were loose, incomplete, missing and/or damaged. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
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15 - Significant amounts of debris such as leaves, needles, seeds, etc. have accumulated on the roof surface. Water may not flow easily off the roof, and can enter gaps in the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend cleaning debris from the roof surface now and as necessary in the future.
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Carport roof.
 

16 - General roof pics. Besides what has been noted, looks great!
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Chimneys / Fireplaces
17 - No spark screen or rain cap was installed at one or more chimney flue terminations. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing.
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18 - A fireplace was equipped with a gas burner and the chimney damper could close. This is a safety hazard due to the possibility of burner or pilot light exhaust gases entering living spaces. Modifications should be made to prevent the damper from ever closing to prevent this. A qualified contractor should repair per standard building practices so the damper cannot close.
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Future master bedroom.
 

19 - There were some loose gas pipe pieces in the living room fireplace. Have them repaired before using the fireplace.
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20 - One or more fireplace dampers were inoperable (living room). Recommend that a qualified contractor repair or replace dampers as necessary.
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21 - Mortar is cracking on the chimney crown. As a result, water is likely to infiltrate the chimney structure and cause further damage. Recommend having cracks repaired.
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22 - The gas fireplace or stove was not fully evaluated because the pilot light was off. The inspector only operates normal controls (e.g. on/off switch or thermostat) and does not light pilot lights or operate gas shut-off valves. Recommend that the client review all documentation for such gas appliances and familiarize themselves with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.

Exterior and Foundation
23 - Fungal rot was found at one or more sections of siding or trim. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
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24 - One or more holes or gaps were found in trim due to rot. Vermin, insects or water may enter the structure and the rot will spread. Recommend that a qualified person repair as necessary.
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west side of house
 

Windows
25 - One or more windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.

26 - Lock mechanisms on one or more windows were loose, inoperable and/or difficult to operate. This can pose a security risk. Recommend that a qualified person repair as necessary.

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

28 - Most of the windows are painted shut. Of all tested, these three worked!
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kitchen
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bedroom suite
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future master bath
 

Crawl Space
29 - No insulation was installed under the floor above the crawl space. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.
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30 - General pics of crawl space. Looked good, solid and clean and found no evidence of moisture damage.
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Garage / Carport
31 - Random pics of carport. Obviously unfinished, just mostly noting the cracked window and frame in the back and the large tangle of vines on the back. Get that debris cleaned out of there before more rodents move in.
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Attic and Roof Structure
32 - There are some unused cords and dangling electrical splices in the attic. Recommend having an electrician remedy these.
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33 - The roof vent fan was not connected to a power supply. Inquire with the owner about whether or not this is working or not. Have replaced if it is not functioning.
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34 - 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.

35 - Some random attic pics. Structure looks great, insulation looks a bit messy but is average and functioning.
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Electric
36 - One or more ground fault circuit interrupter (GFCI) receptacles (outlets) wouldn't trip with a test instrument at the bathroom(s). This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.
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37 - One or more electric receptacles (outlets) and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
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future master bedroom
 

38 - Replace broken outlet plates in kitchen and living room. Major shock hazard.
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39 - 2-slot receptacles (outlets) rather than 3-slot, grounded receptacles were installed in one or more areas. These do not have an equipment ground and are considered unsafe by today's standards. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacle(s), in addition to replacing the receptacle(s). Consult with a qualified electrician about upgrading to 3-wire, grounded circuits.

(All over the house....these are just a few sample pics)
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40 - Just pointing out these old fuse boxes that are in kitchen pantry and aren't used anymore, BUT, they do have live wires behind them. Just leave them alone or have a professional properly cap/seal them.
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41 - One or more receptacles (outlets) have been painted, and slots were clogged with paint. Recommend that a qualified electrician replace such receptacles as necessary.
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42 - 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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43 - General electric box pic.
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Plumbing / Fuel Systems
44 - 84 psi is great
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Water Heater
45 - Old water heater was left in attic. May want to have removed in the future.
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46 - Nice and new
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Heating, Ventilation and Air Condition (HVAC)
48 - The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be near, at and/or beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

49 - The forced air heating or cooling system was noisy. Recommend that a qualified HVAC contractor evaluate and repair as necessary.
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50 - One or more heating or cooling ducts in an unconditioned space (e.g. crawl space, attic or basement) were not insulated, or the insulation was damaged or deteriorated. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. Recommend that a qualified person repair per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8.

51 - The temperature needle in the control in the future master bedroom does not work. Recommend having repaired.
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52 - One or more air supply registers were loose or installed in a substandard way. Recommend that a qualified person repair as necessary so registers are securely attached and are flush with the surface on which they are installed.
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future master bath
 

53 - The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be near, at and/or beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

54 -
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Heating, Ventilation and Air Condition (HVAC) 2
55 - The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be near, at and/or beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

56 - One or more heating or cooling ducts in an unconditioned space (e.g. crawl space, attic or basement) were not insulated, or the insulation was damaged or deteriorated. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. Recommend that a qualified person repair per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8.

57 - The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be near, at and/or beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

58 -
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Kitchen
59 - The flow from the sink's sprayer water supply was low or inoperable. Recommend that a qualified person evaluate and repair as necessary.
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60 - Sink faucet was loose. Recommend that a qualified person repair or replace as necessary.
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61 - When the sink sprayer was extended and pulled down, a loud knocking would occur. Recommend that a qualified person repair or replace as necessary.
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62 - The cooktop exhaust fan and light were inoperable. Recommend that a qualified person repair or replace as necessary.
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63 - One or more leaks were found at water supply lines for the sink. A qualified plumber should repair as necessary.
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Living Room
64 - 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.

65 - Foyer doorknob is loose/damaged.
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66 - No window screens were installed. Windows may not provide ventilation during months when insects are active.

Dining Room
67 - 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.

68 - When the dining room/kitchen door is open and closed, a loud knock occurs due to being improperly mounted.
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69 - No window screens were installed. Windows may not provide ventilation during months when insects are active.

Future Master Bedroom
70 - I tested what looked like a possible moisture stain and it is fine.
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71 - Lots of gaps around trim but just from settling. No structural problems....some caulk for aesthetic reasons will do the trick.
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Front Bedroom
72 - Torn carpet outside of bedroom door. (There are some beautiful hardwood floors underneath)
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73 - Closet door improperly mounted and difficult to close.
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74 - Lock mechanisms on one or more windows were inoperable and/or difficult to operate. This can pose a security risk. Recommend that a qualified person repair as necessary.
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75 - Wood flooring in one or more areas was significantly worn, deteriorated or damaged. Recommend that a qualified contractor refinish wood flooring as necessary.
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76 - No window screens were installed. Windows may not provide ventilation during months when insects are active.

Suite Bedroom
77 - 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.

78 - Cracked window pane on north window.
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79 - Lock mechanisms on one or more windows were difficult to operate. This can pose a security risk. Recommend that a qualified person repair as necessary.
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Future Master Bathroom
80 - The sink drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.
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81 - Caulk around the base of the toilet at location(s) #A was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
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Guest Bathroom
82 - The bathroom either needs the window to be able to open or an exhaust fan to control shower/bath heat moisture.

83 - Gaps, no caulk, or substandard caulking were found between the bathtub and the walls at location(s) #. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
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84 - The shower head at location(s) #A was dripping when the shower was turned off. Recommend that a qualified person repair as necessary.
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Laundry Facilities
85 - When the dryer was running, it smelled like burning. Upon closer inspection, there are actual scorch marks inside of dryer.
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86 - The 240 receptacle was not secured. This is a safety issue and needs to be remedied.
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87 - Exterior dryer vent is cracked/damaged.
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