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.
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.
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Wood, Brick veneer, Fiberboard
Exterior door material: Wood
2) Conducive conditions - FIBERBOARD SIDING / TRIM
Rot and peeling paint exist on the dormers' fiberboard siding & trim.
1. The bottom of the siding (where rot is located) can be covered with flashing and sealed, or replaced.
2. Scrape/remove peeling/failing paint & caulk
3. Caulk open joints & gaps in the siding & trim that is needed to help prevent moisture penetration.
4. Paint as needed.
3) - TRIM,FASCIA, SOFFITS
Peeling paint, rot & dried caulk exist in areas identified in the photos below.
Replace any rotted material as needed. Prep, prime, paint and caulk areas identified below as needed.
4) - BRICK VENEER SIDING
A pair of minor settling cracks are located above two windows on the front side of the home.
Seal cracks with to prevent moisture from penetrating the wall cavity.
5) - WOOD SIDING
The stain on the Cypress siding (on the back side of the home) has faded much more than the stain surrounding the garage entrance.
Recommend staining the faded section for the siding to match.
6) - WINDOWS
1. Peeling paint and dried caulk exist on most of the windows.
2. Two window screens need to be replaced (on both dormers on the back side of the roof).
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.
Roof structure type: Rafters
Ceiling structure: Ceiling joists
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-19
Vapor retarder: Installed
Condition of roof ventilation: Good
11) - 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). Evidence of active leaks was not detected.
Photos of the interior roof/attic area are listed below.
12) - INSULATION
R-19 fiberglass insulation is dry & in good condition.
The ceiling, walls and flooring are in good condition.
1. The handrail beside the Garage entrance door is loose.
Secure the handrail as needed
14) - GARAGE DOOR & OPENER
The powered garage door is well balanced & found in good working condition. The opener, door seal, chain/belt drive, control switch, railing & photo /safety stop sensors were tested and found in good working condition.
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.
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
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.
16) - WATER HEATERS
Both units are 1998 models, one electric (47 gal.) and one nat. gas (40 gal.). Both units are in good condition. There were no leaks detected on the tanks, pressure release valves, or plumbing connections. Hot water temperatures throughout the home were within the recommended range of 100 F - 120 F.
17) - PLUMBING SUMMARY
- No leaks were detected on the main water supply line. It appeared to be in good condition and consists of pvc. The service life of this material remains unknown. PVC introduced in 1955 remains in use today.
- There were no (plumbing) drainage issues noticed.
- No plumbing leaks were detected during this inspection.
- 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 72 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.
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.
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
18) - HVAC EQUIPMENT
Both gas furnaces (1998 & 2016 yr. models) have capacities of 75,000 & 100,000 BTU's per hour, respectively. Both responded correctly to various thermostat settings & appear to be in good working condition. Air filters were clean. The avg. service life of a furnace is approximately 20 years, however, 30+ yr. old equipment is not uncommon, when properly maintained.
Both condensing units are the same age as the furnaces with 3.0 & 5.0 capacity ratings. Units responded correctly to thermostat settings & cycled correctly. Supply and make up air temperatures differed by an average of 16 degrees, within the approved range.
(1998 condensing unit) 1. Clean cooling fins & remove nearby vegetation 2. Replace exterior refrigerant line insulation
NOTE: HVAC equipment assessments conducted during this inspection are based on a very limited number of checks and testing procedures. For this reason, clients are urged to have this equipment serviced by a professional HVAC Technician before subjecting it to daily use.
19) - CEILING FANS
Ceiling fans and attached light fixtures were tested and found in good working condition.
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.
21) - FIREPLACE
The gas log and wood burning fireplaces have separate ceramic flues that share the single chimney. Gas log fireplace was originally designed to burn wood. This damper is blocked to retain heat. Wood burning damper is in good condition. Fire brick and mortar in the burn chambers were intact & appeared to be in good condition.
22) - CHIMNEY/FLUES
The chimney exterior , rain cap and spark screen are in good condition. Flashing at the roof line was well sealed. The flue inspection is not part of a general home inspection.
The Inspector provides a basic visual examination of the chimney exterior 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. Usually, one or more area Firefighters are qualified to conduct this inspection. It is well worth the effort and expense to have this done.
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 Report 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)
23) - KITCHEN CABINETS & COUNTERS
The Kitchen counters, cabinets & related hardware are planned for renovation.
24) - KITCHEN SINK & DISPOSAL
The sink, faucet, spray attachment and related plumbing are in good condition.
- Disposal is non working. Repair or replace it.
25) - APPLIANCES
All appliances (except disposal) were briefly tested and found in good working condition.
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.
26) - LAUNDRY ROOM
Washer & dryer are installed. No signs of leaking were detected in the related water supply lines. Cabinets OK.
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.
27) - FINISHED FLOORING MATERIALS
- Kitchen & Sun Porch linoleum is dated, ranging in fair to poor condition. - Ground floor Bathroom tile replacement is recommended. Upper level Bathroom floor can be repaired if matching replacement tile is available. - Hardwood flooring OK - Carpet needs cleaning, otherwise in good condition.
28) - BATHROOMS
Bathroom plumbing fixtures are working with no detected leaks, including the jetted tub.
- Some minor grout / caulk work needed to re-seal areas (identified below).
- GFCI protection recommended.
29) - WALLS & CEILINGS
Drywall (not including paint or wallpaper) is in good condition.
- A few ceiling seams need to be re-taped (Identified below).
30) - INTERIOR DOORS
Interior doors are in good condition. A few doorstops need to be replaced or installed in areas.
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured are excluded from this inspection. 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 crawl spaces in the future. The Inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
31) - FOUNDATION
The foundation is structurally sound.
Perimeter wall: Brick veneer siding protects the concrete block perimeter wall. Subgrade footing has provided good support to date. No major cracks or bulging were detected. The perimeter wall is in good condition.
Piers: Piers are constructed and supported in the same manner as the perimeter wall. No additional piers or other forms of support were detected. Evidence of prior water intrusion exists on the piers and perimeter wall, probably caused by flash flooding, as vents are installed well above grade to allow average amounts of rainfall crawl space access.
Joists & beams: Solid wood joists and beams are in good condition.
Insulation is incorrectly installed. Vapor barrier (paper side of the insulation) should be contacting the sub-floor, not facing the ground. In the current position, the vapor barrier is trapping warm, moist air from inside the home. This moisture is causing mold and mildew growth, while slowly deteriorating the insulation (causing the insulation to fall).
After carefully reviewing the photos, it was determined that this situation is more of a concern than initially reported, and will continue to decline until corrected. The major concern is the existing amount of mold and the possible health effects associated with it.
- Remove existing insulation - Have the crawl space treated for mold removal - Once mold is removed, a waiting period is recommended before installing new insulation (to ensure mold treatment is effective)
NOTE: Replacing the insulation is not mandatory. This point can be argued either way, however, in this Inspector's opinion, pros outweigh the cons in favor of NOT replacing the insulation.
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 email@example.com - 662-592-2169