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MID SOUTH PROPERTY INSPECTIONS, LLC

http://www.reporthost.com/midsouth
midsouthpi@gmail.com
(662) 592-2169 · (662) 483-0003
(Physical Address)  
Vincent Building 
223 Sharkey Ave  
Clarksdale, MS 38614 
 
(Mailing Address)  
P. O. Box 448 
Lyon, MS 38645 
Inspector: Charles Vincent
Lic # MHIB0574

Sample Residential Property Inspection Report

Client(s):  J. Sample
Property address:  201 Main St.
Anytown, MS 12345
Inspection date:  Sunday, January 27, 2019

This report published on Sunday, January 27, 2019 1:14:47 AM CST


Table of Contents

GENERAL INFORMATION & DISCLAIMER
GROUNDS-DECKS-PATIOS-PORCHES
EXTERIOR SIDING-TRIM-WINDOWS-DOORS
FOUNDATION
EXTERIOR ROOF
INTERIOR ROOF
GARAGE
ELECTRICAL SYSTEM
PLUMBING
HVAC (Heating-Ventilation-Air Conditioning)
FIREPLACE-CHIMNEY-GAS LOGS
KITCHEN & APPLIANCES
LAUNDRY AREA
INTERIOR ROOMS

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GENERAL INFORMATION & DISCLAIMER
Table of contents
Report number: RP102618ML
Payment / Billing Information: Paid
Type of building: Single family
Age of main building: 37 yrs.
Source for main building age: Realtor
1) - DISCLAIMER

- This report is not a guarantee or warranty, express or implied, regarding the future use or suitability of the property or its components. The Inspector reports on the visible aspects of the property. Non-visible items and areas are excluded from the report. The Inspector does not perform any other job functions (e.g.: structural engineering, architectural, electrical, plumbing, landscaping etc...) beyond the scope of a licensed Property Inspector. The Inspector does not test for mold, radon gas, the presence of potential dangers arising from asbestos, lead paint, formaldehyde, soil contamination, and other environmental hazards or violations. Compliance with applicable building codes is not reviewed, as these codes vary significantly between municipalities.
- Furniture & personal items were present during the inspection. Items and areas that were partially or totally obscured, concealed or not readily accessible are excluded from the inspection. As furnishings are eventually moved, hidden damage and defects may be revealed along with damage incurred while moving the furnishings out.
- The Inspector assumes no liability for the cost of repair or replacement of unreported defects or deficiencies, either current or future. The liability of the Inspector is limited to an amount not to exceed the fee paid to the Inspector, and this liability shall be exclusive. In the event of a claim or cause of action against the Inspector: (1) the Inspector must receive written notification of adverse conditions within ten (10) days of discovery; (2) the Inspector is allowed access to the premises; and (3) claims or actions must be filed within thirty (30) days of the date of the inspection. Failure to comply with any of the above conditions releases the Inspector from any and all obligations or liability of any kind. No statement or promise by the Inspector shall be binding unless reduced to writing and signed by the Inspector. Follow-up inspections are subject to terms and conditions stated above.



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GROUNDS-DECKS-PATIOS-PORCHES
Table of contents
LIMITATIONS: Unless specifically included in the inspection, the following items and any related equipment or systems are excluded from this inspection:
detached structures; fences and gates; retaining walls; underground drainage systems, concealed sump pumps; swimming pools & equipment, spas, hot tubs or saunas; 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; invisible fencing; sea walls, docks and boathouses; and retractable awnings. Any comments made regarding these items are as a courtesy only.

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Condition of driveway: Good
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Good
Sidewalk material: Poured in place concrete
2) - PAVED SURFACES

The concrete driveway, sidewalk, & patio are in good condition.


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3) - PLANTS - SHRUBBERY - TREES

Plants, shrubbery & trees are in contact with the exterior. Establish & maintain the following clearances:

Plants & Shrubbery: MINIMUM clearance is 18 inches.

Limbs: MINIMUM clearance is 5 feet.



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4) - MULCH

Mulch is contacting the siding. A minimum 18-inch clearance is recommended, as mulch attracts termites and other pests. Termites can penetrate brick veneer siding with ease.

Suggest placing synthetic mulch or river rock in the clearance. The materials will not rot or attract termites. Placing either material next to exterior walls will:
-help protect the foundation by diffusing moisture prior to soil penetration
-retain moisture in the soil surrounding the foundation, promoting foundation support

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5) - FENCE

See photos with comments below.


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Photo 5-1 Remove dirt underneath gate path
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Photo 5-4 Removing the top 6 inches of the fence will eliminate 90% of the existing rot
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Photo 5-8 Gate location
EXTERIOR SIDING-TRIM-WINDOWS-DOORS
Table of contents
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. Items high off the ground may also have a limited evaluation.Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying.

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Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Brick veneer
6) - BRICK VENEER SIDING

A few minor (1/4 " or less in width) settling cracks exist in the brick veneer siding. Seal cracks to prevent moisture from penetrating the wall cavity.


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7) - WINDOWS FRAMES

Apply fresh caulk & touch up paint as needed around the window frames identified below.

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8) - SUN PORCH WINDOW TRIM

The paint on the metal trim is peeling & fading. Prep and paint as needed.


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9) - REAR SCREEN DOOR


Repair / replace torn screen.

Recommend to install hydraulic door closure device.


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FOUNDATION
Table of contents
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or HVAC ducts that are obscured by under-floor insulation are excluded from this inspection. Note that the Inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing. The Inspector does not guarantee or warrant that water will not accumulate in the basement in the future. The Inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.

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10) - CONCRETE SLAB FOUNDATION

The condition of a concrete foundation slab cannot be completely evaluated strictly by the appearance & condition of it's visible surface. Other indicators exist that can help provide a more accurate evaluation. These indicators include 1 or more inches of separation between:
interior walls & ceilings; interior walls & floors; rafters & ceiling joists; rafters & roof ridge beam.

Other indicators include:
major cracks (> 1 inch in width) in interior/exterior walls; inverted "V"-shaped cracks in masonry siding, uneven (> 1 inch) interior flooring.

None of these indicators were detected.

Based on the absence of these indicators & current condition of the visible portion of the slab, the foundation is in good condition.

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EXTERIOR ROOF
Table of contents
Roof inspection method: Traversed
Condition of roof surface material: Good
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Hipped
11) - EXTERIOR ROOF

Other than some minor gutter concerns (cleaning & putting a few separated sections back together) no other deficiencies were detected with the exterior roof. This includes the condition of the shingles, flashing, ridge caps, plumbing vents and chimney seals.

Various photos of these items are listed below.


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INTERIOR ROOF
Table of contents
Limitations: The following items or areas that could not be traversed clearly and/or areas and components with obscured views are not included in this inspection. Any comments regarding these items are made as a courtesy only. The Inspector does not determine the adequacy of the attic ventilation system or the structural components of the roof such as trusses, rafters, ceiling beams, or their spacing or sizing.

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Attic inspection method: Traversed
Condition of insulation in attic (ceiling, skylight chase, etc.): Good
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-21
Vermiculite insulation present: no
Vapor retarder: Installed
Roof ventilation type: Ridge vent(s), Enclosed soffit vents, Mechanical vents with turbine
12) - INTERIOR ROOF / STRUCTURAL COMPONENTS

The structural components of the interior roof are in good condition. No damage or separation detected (rafters from ceiling joists / ridge beam). There was no evidence of leaking detected.

Photos of the interior roof/attic area are listed below.


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13) - VENTILATION

Spacious attics require a great amount of ventilation. The photo below shows infant stage mildew beginning to form on the roof decking. This is caused by insufficient ventilation.

Recommend installing more turbine vents on both sides and the back side of the roof. Vent location is crucial. Consult a good General Contractor or Roofer for optimal placement location.

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Photo 13-1 The lighter shaded areas the arrows point toward is mildew. It is located in the lower part of the attic because air flow is blocked by various objects.
14) - GARAGE DOOR & OPENER

The powered garage door is well balanced & is in good working condition. The opener, door seal, chain drive, control switch, railing, wire guides & photo sensors are in good condition.


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Photo 14-7 Good door seal
15) - GARAGE INTERIOR

The storage room, ceiling, walls, shelving and flooring are in good condition.


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ELECTRICAL SYSTEM
Table of contents
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.The Inspector does not determine if the electrical system:is adequately grounded or bonded; has an adequate capacity for the client's specific or anticipated needs; or has any reserve capacity for additions or expansion. The Inspector can not operate circuit breakers or fuses 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. Receptacles are not tested when furnishings, stored items, child-protective caps, or other objects make access difficult. Receptacles that are not of standard 110 volt configuration, including 240-volt clothes dryer receptacles, are NOT tested. The function, power source, and placement of smoke and carbon monoxide alarms are excluded from this inspection. The Inspector estimates the size of the electrical service, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. A licensed electrician is recommended to conduct all electrical work, including repairs, unless stated otherwise in the report.

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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
Condition of main service panel: Good
Location of main service panel #A: Bedroom
16) - MAIN PANEL

One 20 amp circuit breaker on the main panel was in the "tripped" position. The circuit breaker appears to be non-working.

Have an Electrician take a look at this.


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Photo 16-3 Circuit breaker #6 is the one in question. According to the circuit legend, #6 controls an "outside light" and a "kitchen receptacle". Which ones we do not know.
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; back-flow prevention devices. 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, water pipes or solder. The Inspector does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of fuel lines or tanks.

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17) - WATER PRESSURE

The optimal range for residential water pressure is between 40 & 80 lbs. psi. The water pressure test revealed a reading of 67 lbs. psi, which is satisfactory.


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18) - LEAKS

Master Bathroom has 2 leaks.

1. Underneath MA BA sink.

2. Tub/Shower Faucet (Cold water side)

Repair as needed.

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Photo 18-4 Cold water constantly drips from the faucet
19) - WATER HEATER(S)

Two 40 gal, nat. gas water heaters (yr. models 1991 & 2001) are installed in the attic. There were no leaks detected in the tanks or pressure release valves. Hot water temperatures throughout the home were within the recommended range of 100 F - 120 F.


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20) - PLUMBING SUMMARY


- No evidence of leaking was detected in the main water supply line.

- There were no interior drainage issues noticed.

- Two minor plumbing leaks exist in MA BA

- No fixtures with reversed hot & cold water supply lines were detected.

- No major fluctuation was detected in water pressure when multiple fixtures were tested at the same time.

- Plumbing ventilation is sufficient. Ventilation pipes are in good condition.

- Water pressure is 67 lbs. psi, within the recommended range of 40-80 lbs. psi.

- Hot water temperatures throughout the home were within the recommended range of 100 F - 120 F.

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HVAC (Heating-Ventilation-Air Conditioning)
Table of contents
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 located in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments regarding these items are made 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 living area.

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General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: ?
Forced air heating system fuel type: Natural gas
Forced air system capacity in BTUs or kilowatts: 100,000 BTU's/ hr (each)
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Good
21) - HVAC EQUIPMENT

HEATING

Both nat. gas furnaces (1990 & 1993 yr. models) have 100,000 BTU's per hour capacity ratings . Units responded correctly to various thermostat settings & appear to be in good working condition. Air filters were clean.

COOLING

1990 & 1993 yr. models, 5.0 & 3.0 ton capacity condensing units responded correctly to thermostat settings & cycled correctly. Supply and make up air temps differed by an average of 16 degrees, within the approved range. Both units appear to be in good working condition.


NOTE:
HVAC equipment assessments conducted during this inspection are based on a limited number of basic checks and testing procedures. Due to this and that the equipment is 10 or more years old, clients are urged to have all equipment professionally serviced before subjecting it to daily use.


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22) - AIR FILTERS

Air filters for the HVAC equipment were clean & in good condition.

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FIREPLACE-CHIMNEY-GAS LOGS
Table of contents
Limitations: Coal stoves, gas logs and chimney flues are not included in this inspection. Comments regarding these three items are made strictly as a courtesy, for the benefit of the Client & interested parties. The Inspector does not determine the adequacy of drafting or the sizing of a fireplace and stove flues, nor determines if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The Inspector does not perform evaluations requiring pilot lights or other types of fires to be lit. The Inspector provides a basic visual examination of the chimney and associated wood burning devices. The National Fire Protection Association & the Inspector recommend that a "Level 2 Chimney Inspection" be conducted at the sale or transfer of real property possessing equipment or a fireplace and chimney designed specifically & capable of burning wood and/or wood-related products.

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Wood-burning fireplace type: Ceramic and masonry
23) - FIREPLACE

Damper is in good condition. Fire brick and mortar in the burn chamber was intact & in good condition.



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24) - CHIMNEY

The chimney exterior, rain cap, spark screen & ceramic flue crown are in good condition. Flue interior inspection is not performed or included in the general home inspection

The Inspector provides a basic visual examination of the chimney and associated wood burning devices. The National Fire Protection Association & the Inspector recommend that a "Level 2 Chimney Inspection" be conducted at the sale or transfer of real property possessing equipment or a fireplace and chimney designed specifically & capable of burning wood and/or wood-related products.


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KITCHEN & APPLIANCES
Table of contents
Limitations: The following items are not included in this inspection:
stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers, filters, timers, clocks, functions, self and/or cont. cleaning equipment, thermostat or temp control accuracy, & lights. Comments regarding these items are made strictly as a courtesy for the benefit of the Client & interested parties. Any reportable item, obscured or inaccessible (wholly or partially) by an appliance, is excluded from the report.

The Inspector does not:
a) provide remaining service life of appliances
b) determine operational efficiency ratings for appliances
c) list specific equipment info, ie; recalls, brands, mo. & ser. #'s, etc...(unless relative to the situation)

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Range, cooktop or oven type: Electric
25) - KITCHEN CABINETS & COUNTERS

The Kitchen counters, cabinets, drawers, shelving & related hardware are in good condition.

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26) - KITCHEN SINK, DISPOSAL, & PLUMBING

The Kitchen sink, disposal and related plumbing were found in good working condition. No leaks were detected in the plumbing underneath the sink.


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27) - DISHWASHER

The dishwasher was checked to ensure that electrical power, water, and plumbing were connected and working correctly. The unit was run through a complete cleaning/drying cycle and found in good working condition.


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28) - RANGE - COOKTOP - EXHAUST FAN/HOOD - MICROWAVE OVEN

Surface burners, oven bake & broil functions, microwave oven & exhaust hood were tested and found in good working condition.


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29) - REFRIGERATOR / FREEZER

The refrigerator/freezer interior & exterior walls, shelving, door seals, & thermostat controls were all in good working condition.


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LAUNDRY AREA
Table of contents
Limitations: The following items are not included in this inspection:
overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washing & drying equipment. washing machine drainage lines & catch pan drainage lines, clothes dryer exhaust ducts, shower pans, tub and shower enclosures, gas piping, & all valves.
Comments regarding these items are made strictly as a courtesy to the Client & interested parties.
Due to the possible presence of inferior valves & related outcomes, the Inspector is not allowed to move, turn, operate, or evaluate any type of valve, including (but not limited to) those attached and/or connected to sinks, toilets, bidets, clothes washers, & any other equipment containing or connected to a valve.

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30) FYI - LAUNDRY ROOM

The Laundry Room hot & cold water supplies, drain, ventilation duct, cabinets, receptacles, flooring & drywall appear to be in good condition.

*NOTE:
Dryer exhaust discharges into the garage. Recommend the installation of a lint trap onto the end the dryer duct. Also recommend opening the garage door while dryer is in use.



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INTERIOR ROOMS
Table of contents
Limitations: The following items are not included in this inspection:
Items & areas that require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar material to evaluate.
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.

Comments regarding these items are made strictly as a courtesy to the Client and interested parties. The Inspector does not evaluate termite and other insect activity in detail. The Inspector does not test for asbestos, lead, radon, mold, mildew, hazardous waste, urea formaldehyde urethane, or any other toxic substance.

Windows, drawers, cabinet doors, closet doors, & electrical receptacles are tested on a sample 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. Determining the cause and/or source of odors is not within the scope of this inspection.

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31) - MINOR "COSMETIC" FLAWS

These are minor defects (bumps, dings, scratches etc...) that accumulate during normal daily activities & are not structurally related or threaten personal safety. More of these flaws are usually acquired during the moving process. Minor cosmetic flaws are not individually photographed or included in this report.


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32) - FLOORING

Carpet and stained concrete in the Sun Porch show normal wear and tear.
No other flooring concerns were identified. Recommend to have carpet professionally cleaned.


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33) - BATHROOMS

Other than the leaks addressed in the Plumbing section, no other defects were identified in the bathrooms.


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34) - DRYWALL

Kitchen area- Some slight separation was noticed between walls and ceiling. Seal these areas with caulk.


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Photo 34-1 Kitchen sink is located directly below the arrows
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This report is the property of Mid South Property Inspections, LLC & the Client(s) listed on the Title page.
Unauthorized use of this report is prohibited.

MID SOUTH PROPERTY INSPECTIONS, LLC
midsouthpi@gmail.com - 662-592-2169