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Brown Home Inspections LLC


409 Mamie 
Hattiesburg, MS 
39401
Inspector: Jason Brown

 

Property Inspection Report

Client(s):  Daniel Edwards
Property address:  103 S 21st
Hattiesburg, MS
Inspection date:  Friday, May 25, 2018

This report published on Friday, May 25, 2018 3:18:26 PM CDT

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 risk of injury or death
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
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 https://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior / Foundation
Roof / Attic
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Wood Destroying Organism Findings

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General Information
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Time started: 11:00 AM
Time finished: 12:30 PM
Inspector: Jason Brown
Client present for discussion at end of inspection: No
Weather conditions: Partly cloudy
Temperature: Warm
Ground condition: Wet
Inspection fee: 250.00
Buildings inspected: Single Family Home
Age of building(s): 100+ years
Source for building age: Inspector's estimate
Front of building faces: East
Occupied: Yes

1) Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov

2) Some wall and floor surfaces were obscured by furniture and/or stored items and couldn't be fully evaluated.

Grounds
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Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
The following items are excluded from this inspection: Outbuildings
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood, Masonry

3) One or more guardrails were missing. This is a safety hazard. Standard building practices require that they:
  • Be installed where walking surfaces are more than 30 inches above the surrounding grade
  • Be securely and permanently attached
  • Be at least 36 inches in height
  • Not be climbable by children
  • Not have gaps or voids that allow passage of a sphere equal to or greater than four inches in diameter

A qualified contractor should evaluate and repair, replace or install guardrails as necessary, and as per standard building practices.
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Photo 3-1
 

4) Handrails at one or more flights of stairs were missing. This is a safety hazard. Standard building practices require that handrails be:
  • Installed at stairs with four 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.
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Photo 4-1
 

5) The perimeter grading sloped towards the building in one or more areas. This can result in water accumulating under the foundation. This condition has been offset by 2 in ground pumps that move excess water out from the sub structure. Additional ground swails and in ground drains have also been installed. Some wet soil/standing water is still present.
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Photo 5-5
standing water
 

6) Soil was in contact with or close to wooden deck substructure components. This is a conducive condition for wood destroying organisms. Standard building practices require the following clearances to soil below:
  • 12 inches below beams
  • 18 inches below joists
  • 6 inches below support post bases

Soil should be graded and/or removed to maintain these clearances if possible. Otherwise, installing products such as borate based Impel rods may help to prevent infestation and damage. For more information, visit:
http://www.google.com/search?q=impel+rods
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Photo 6-1
 

Exterior / Foundation
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Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. 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: Stucco
Crawl space inspection method: Traversed
Insulation material underneath floor above: foam
Ventilation: Appears serviceable
Vapor barrier present: No

7) Rot or water damage was found at one or more sections of fascia. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

South wall
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Photo 7-1
 

8) No vapor barrier was installed in the crawl space. This is a conducive condition for wood destroying organisms due to the likelihood of water evaporating into the building from the soil. A qualified person should install a vapor barrier as per standard building practices.
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Photo 8-1
 

9) Some pier supports should be evaluated for minor leaning and proper footings.
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Photo 9-1
 

10) Cracks, deterioration and/or damage were found in one or more areas of the stucco siding. A qualified contractor should evaluate and make repairs and/or replace stucco siding as necessary.
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Photo 10-1
 

11) Replace missing screens at sub structure.
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Photo 11-1
 

12) Some crawl space sections were not evaluated due to lack of access because the height under 18 inches, pipes and/or insulation.
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Photo 12-2

Roof / Attic
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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; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Appeared serviceable
Roof type: Hipped
Age of roof surface(s): 10 years
Source for building age: Inspector's estimate
Roof inspection method: Traversed
Condition of shingle and/or shake roof surface materials: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Condition of attic: Appeared serviceable
Attic inspection method: Traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Ceiling insulation material: Fiberglass loose fill
Ceiling insulation depth: 6 inches
Ceiling insulation rating: 20
Roof ventilation: Appears serviceable

13) Some composition shingles had nail pops. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.
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Photo 13-1
 

14) One or more chimneys were wider than two feet and no cricket was installed. A cricket is a small peaked saddle on top of the basic roof and behind the chimney that sheds water off to the sides. Debris such as leaves, needles, moss, etc. is likely to accumulate above the chimney because of the wide chimney. Leaks may occur as a result. The client should monitor this area for accumulated debris in the future. If debris is found to accumulate above the chimney, then a qualified contractor should install a cricket.
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Photo 14-1
 

15) Some roof repairs have been made at roof ridge.
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16) Debris such as leaves, needles, seeds, etc. had accumulated on the roof. This is a conducive condition for wood destroying organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.
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Photo 16-1
 

17) Ventilation was substandard in the attic. This may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. High levels of moisture are also likely, and can be a conducive condition for wood destroying organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of attic space. Vents should be evenly distributed between soffits, ridges and at corners to promote air circulation. A qualified contractor should evaluate and install vents as per standard building practices.
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Photo 17-1
 

Electric
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Limitations: The following items are not included in this inspection: generator systems, 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, 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, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Underground
Service voltage (volts): 120
Service amperage (amps): 100
Primary service overload protection type: Circuit breakers
Condition of main service panel: Appeared serviceable
Condition of sub: Appeared serviceable
Branch circuit wiring type: Non-metallic sheathed
Condition of branch circuit wiring: Serviceable

18) The service drop wires were less than 10 feet above ground or walkways. This is a safety hazard due to the risk of shock. The utility company and/or a qualified electrician should evaluate and repair as necessary.

line to outbuilding

19) One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.
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20) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:
http://www.google.com/search?q=old+smoke+alarms

21) One or more overcurrent protection devices (circuit breakers or fuses) in panel # A
were "double tapped", where 2 or more wires were 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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Photo 21-1
 

Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.

22) One or more leaks were found in drain areas under kitchen. A qualified plumber should evaluate and repair as necessary.
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Photo 22-1
 

Water Heater
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Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Electricity
Capacity (in gallons): 40
Manufacturer: Reliance

23) The water heater is located in the attic and is equipped with a back pan and drain.
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Photo 23-1
 

Heating
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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 system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Heating type: Forced air
Fuel type: Natural gas
Manufacturer: Rheem

Cooling / Heat Pump
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling 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 cooling system components, does not determine if cooling systems are appropriately sized, and does 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.
Condition of cooling system and/or heat pump: Appeared serviceable
Type: Split system
Estimated age: 18 years
Approximate tonnage: 3 tons
Manufacturer: Rheem
Condition of distribution system: Appeared serviceable
Condition of controls: Appeared serviceable
Condition of air filters: Appeared serviceable

24) The air handler's condensate tray was corroded. Equipment damage, or water damage to surrounding structures may occur as a result. A qualified contractor should evaluate and repair as necessary.
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Photo 24-1
 

25) Some of the insulation on distribution ducts in the attic was missing. A qualified person should evaluate and replace or repair as necessary for better energy efficiency.
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Photo 25-1
 

26) The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.

27) The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. This system appears to be at 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.

Fireplaces / Stoves / Chimneys
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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, nor 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.
Condition of fireplaces, stoves: Appeared serviceable
Stove type: Insert
Fuel type: Natural gas

Kitchen
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Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; 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 such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of garbage disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
Condition of built: Appeared serviceable

28) No exhaust hood or fan was installed over the cook top. Ventilation and/or lighting may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor install a vented and lighted range hood, with the exhaust fan configured so as to vent outdoors.
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Photo 28-1
 

Bathrooms / Laundry / Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, 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.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of laundry facilities: Appeared serviceable

29) The bathroom with a shower at location #A didn't have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.

Interior Rooms / Areas
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies 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 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 of odors is not within the scope of this inspection.
Exterior door material: Wood, Glass
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable
Type of windows: Wood, Single pane
Wall type or covering: Drywall
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall
Condition of ceilings: Appeared serviceable
Flooring type or covering: Wood, Tile
Condition of flooring: Appeared serviceable

30) Many windows that were built to open wouldn't open. A qualified person should evaluate and repair as necessary.
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31) Minor cracks 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.

32) Repair minor trim/paint damage at bedroom trim areas.
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Photo 32-1
 

33) Many windows used single-pane glass. Single-pane windows are one of the largest sources of heat loss in winter and heat gain in the summer due to their low insulating ability and high air leakage rates. They're estimated to be responsible for 25 to 50 percent of the energy used to heat and cool homes. The client should consider replacing single-pane windows with new, multi-pane windows.

Wood Destroying Organism Findings
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Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than five feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood destroying organisms may infest, reinfest or become active at anytime. No warranty is provided as part of this inspection.

Please contact Jason Brown if you have any questions regarding this report.