This report published on Monday, November 12, 2018 5:58:25 PM CDT
Thank you for choosing Devine Home Inspections, LLC to perform the following inspection. We've made every effort to provide you with a thorough, high-quality, professional inspection, and hope that the information in this report proves to be valuable in your consideration of this property. If for any reason you are dissatisfied with this report, or have questions after reviewing it, please don't hesitate to call us. If you are satisfied, please tell your friends about us. Your referrals are very much appreciated.
This report is the exclusive property of Devine Home Inspections, LLC and the individual(s) paying for the inspection and report. Information contained herein was prepared exclusively for the named client and his/her authorized representatives. Use of this report by any unauthorized persons is prohibited. This report is transferable only with the consent of the individual(s) paying the inspection fee. Such transfer does not imply any warranty or guarantee regarding the report by the inspection firm, and such transfer does not cover all potential areas of concern a third party may have.
This report represents our professional opinion of the condition of the inspected elements of the subject property AT THE TIME OF THE INSPECTION, determined during a limited-time inspection. This inspection was performed in a manner consistent with the requirements of the State of Mississippi, the standards of the home inspection industry (ASHI and InterNACHI), terms and conditions of the Inspection Agreement, and LIMITATIONS noted both in the Inspection Agreement and in the Standards of Practice. Client is encouraged to read the Standards of Practice of both ASHI and InterNACHI for important limitations and exclusions. Links are provided at the end of this report.
We have inspected the subject property and must report to you what we found. Home Inspection Reports by nature focus on defects and may seem negative in tone. Some features of this property may be in excellent condition and of high quality but have not been mentioned, or have been deemed "serviceable" in the report. This is not meant to downplay this property's assets, but to focus on alerting you to potentially expensive problems. Bear in mind that all homes, regardless of their ages, have some number of defects.
If you have any questions regarding this report, please FEEL FREE TO CALL US at 601.550.9842.
Thank you again for choosing Devine Home Inspections, LLC.
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:
Poses a safety hazard
Recommend repairing or replacing
Recommend repair and/or maintenance
Recommend ongoing maintenance
Recommend monitoring in the future
For 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
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Warm
Payment method: Invoiced
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 2008
Source for main building age: Municipal records or property listing
Front of building faces: East
Main entrance faces: East
Occupied: Yes, furniture or stored items were present
1) Comment - Many areas and items at this property were obscured by furniture and/or stored items. 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.
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.
Site profile: Level
Condition of sidewalks, porches, and/or driveway: Required minor repairs
Sidewalk, porch, and/or driveway material: Poured in place concrete
Condition of porch covers: Appeared serviceable
Porch cover material: Covered by roof
Condition of deck: Appeared serviceable
Deck material: Wood
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Wood, Masonry
2) Repair/Maintain - Minor deterioration (e.g. cracks) was found in sidewalk, porch (floor and posts), and/or driveway. Recommend sealing and monitoring.
3) Comment - Swimming pool was excluded from inspection.
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.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Brick veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade, Concrete garage slab
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
4) Repair/Replace, Monitor - The masonry (brick) veneer had short, narrow cracks in a few locations around house that appeared to be from normal house-settling. Recommend sealing cracks and monitoring for future movement.
5) Repair/Replace - Minor deterioration was observed at one or more exterior doors and/or trim. Recommend that a qualified person repair as necessary.
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: Partially traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Hipped
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared servicable, but limited evaluation due to no rainfall during inspection
6) Comment - The roof appeared to be in good condition.
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: Traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic: Appeared serviceable
Ceiling insulation material: Fiberglass loose fill
Approximate attic insulation R value (may vary in areas): R-38, estimate only
Vermiculite insulation present: None visible
Vapor retarder: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Open soffit vents
7) Comment - The attic insulation appeared to have an R-value of 38, estimate only (varied across attic). This is the recommended value.
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.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): Not applicable, no single main disconnect
System ground: Ground rod(s) in soil
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Building exterior
Smoke alarms installed: Yes, but not tested. See note below.
Carbon monoxide alarms installed: No
11) Safety, Repair/Replace - One or more branch circuit wires in panel A appeared to be undersized for their circuit breakers. This is a potential safety/fire hazard. Recommend consulting with a qualified electrician.
12) Maintain, Comment - Recommend client periodically test each Ground Fault Circuit Interrupter (GFCI) receptacle [including under jetted tub] and Arc Fault Circuit Interrupter (AFCI) breaker by pushing buttons, to ensure that these important safety devices are functioning properly.
13) Maintain - Recommend client periodically test each smoke detector by pushing button on front of detector and by using a smoke-test. Button only tests alarm-sound and not detector's ability to detect smoke. Recommend using both types of detectors: photo electronic and ionization. See: http://www.safetyresource.org/fire_safety/smoke_detector_types.html
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, Furnace, Heat pump
General heating distribution type(s): Ducts and registers
Condition of forced air heating system: Appeared serviceable
Forced air heating system fuel type: Electric
Estimated age of forced air furnace: 2008
Location of forced air furnace: Closet, Hall
Condition of furnace filters: Required replacement
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Appeared serviceable
Condition of cooling system: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Heat pump
Condition of controls: Appeared serviceable
14) Repair/Maintain - The last service date of the forced air heating/cooling system appeared to be more than one year ago. Recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future.
15) Maintain, Comment - No definitive published date-code source could be located for the forced-air furnace, however it was probably manufactured near the same time as the exterior A/C unit, 2008. The estimated useful life is 15-20 years. Recommend regular servicing.
16) Maintain, Comment - Based on published date-code sources, the exterior condensing unit appeared to have been manufactured in 2008. The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. Recommend regular servicing.
17) Maintain - Recommend replacing HVAC filters upon taking occupancy, checking filters monthly, and replacing them as necessary. How frequently they need replacing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
18) Comment - The A/C and heat output temperatures appeared to be in good condition.
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: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Required repair, replacement and/or evaluation (see comments below)
Range, cooktop or oven type: Electric
Type of ventilation: Built into microwave oven over cook-top
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
19) Safety, Repair/Replace - The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit: http://www.reporthost.com/?ATB
20) Comment - The kitchen appeared to be in good condition. All appliances functioned at time of inspection.
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression 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 determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Water pressure (psi): 78
Location of main water shut-off: Building exterior
Condition of supply lines: Appeared serviceable
Supply pipe material: PEX plastic, PVC plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Not determined (inaccessible or obscured)
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
21) Comment - The water pressure was 78 psi at time of inspection. Recommended range is 40-80 psi.
22) Comment - The main water shut-off valve was located in the front yard.
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: Appeared serviceable
Energy source: Electricity
Estimated age: 2009
Capacity (in gallons): 50
Temperature/Pressure Relief valve installed: Yes
Location of water heater: Garage, Utility Room
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 122.3
23) Maintain, Comment - Recommend client periodically test the water heater's Temperature/Pressure Relief (TPR) valve by lifting lever, in order to ensure that this important safety device is functioning properly. The TPR valve is designed to release excess tank pressure, if necessary, by releasing hot water through the valve and drain line. See: http://www.nachi.org/tpr-valves-discharge-piping.htm
24) Comment - The hot water temperature was 122.3 degrees Fahrenheit at time of inspection. The recommended safe-range is up to 120 F.
25) Comment - The water heater was manufactured in 2009, and had a fifty-gallon capacity. The estimated useful life is 8-12 years.
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: Full Bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: 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 ventilation systems: Appeared serviceable
Bathroom ventilation type: Spot exhaust fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
26) Comment - Both bathrooms appeared to be in good condition.
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: Appeared serviceable
Exterior door material: Metal, Glass panel
Condition of interior doors: Appeared serviceable
Condition of windows: Appeared serviceable
Type(s) of windows: Metal, Multi-pane, Single-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Tile
27) Comment - Checking window egress around house, for safety.
Buying a home? The process can be stressful. A home inspection is supposed to give you peace of mind, but often has the opposite effect. You will be asked to absorb a lot of information in a short amount of time. This often includes a detailed written report, numerous photographs, and what the inspector himself says during the inspection. All of this, combined with the seller's disclosure and what you notice yourself, makes the experience even more overwhelming. What should you do?
Relax. Most of your inspection will be maintenance recommendations, life expectancies for various systems and components, and minor imperfections. These are useful to know, however the issues that really matter will fall into four categories:
1. Major Defects. An example of this would be a structural failure. 2. Things that lead to major defects, such as a small roof-flashing leak. 3. Things that may hinder your ability to finance, legally occupy, or insure the home. 4. Safety Hazards, such as an exposed, live buss bar at the electrical panel.
Anything in these categories should be addressed. Often, a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4).
Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. Realize that sellers are under no obligation to repair everything mentioned in the report. No home is perfect. Keep things in perspective. DO NOT KILL YOUR DEAL OVER THINGS THAT DO NOT MATTER! It is inappropriate to demand that a seller address deferred maintenance, conditions already listed on the seller's disclosure, or nit-picky items.
30) - A Home Inspection is a non-invasive, visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home (excluding LIMITATIONS), as identified and agreed to by the Client and Inspector in the Devine Home Inspections, LLC Residential Inspection Agreement (including referenced Standards of Practice and their limitations and exclusions) prior to the inspection process.
A Home Inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the VISIBLE and APPARENT condition of the structure and its components on the DATE OF THE INSPECTION, and NOT the prediction of future conditions.
A Home Inspection will NOT REVEAL EVERY CONCERN that exists or ever could exist, but only those material defects observed on the day of the inspection. A Material Defect is a condition of a residential real property, or any portion of it, that would have a significant, adverse impact on the value of the real property, or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is NOT by itself a material defect.
An Inspection Report shall describe and identify, in written format, the inspected systems, structures, and components of the dwelling, and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring, or further evaluation by professionals, but this is not required.
NO WARRANTY, GUARANTEE, OR INSURANCE by Devine Home Inspections, LLC is expressed or implied. While due-care was exercised in the performance of this inspection, the company makes no representations or guarantees with respect to latent deficiencies or future conditions as part of the inspection or this report. This report, including any attachments, should be reviewed in its entirety. Any questions about the inspection or report should be resolved prior to title transfer.
This report does not include inspection for wood-destroying insects, mold, lead or asbestos. A representative sampling of the building components is viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of components is performed. NOT ALL DEFECTS WILL BE IDENTIFIED during this inspection. Unexpected repairs should be anticipated. The person conducting your inspection is not a licensed structural engineer or other professional whose license authorizes the rendering of an opinion as to the structural integrity of a building or its other component parts. This house was inspected as existing property and not as new construction. All pictures are representative and not exhaustive.
You are advised to seek two professional opinions and acquire estimates of repair as to any defects, comments, improvements, or recommendations mentioned in this report. We recommend that the qualified professional making any repairs inspect the property further in order to discover and repair related problems that were not identified in the report. We recommend that all repairs, corrections, and cost estimates be completed and documented prior to closing or purchasing the property. FEEL FREE TO HIRE OTHER PROFESSIONALS to inspect the property prior to closing, including HVAC professionals, electricians, plumbers, engineers, or roofers.