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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. Frost
Property address:  123 Third St.
Anytown, MS 12345
Inspection date:  Wednesday, January 2, 2019

This report published on Sunday, January 27, 2019 1:37:29 AM CST


Table of Contents

GENERAL INFORMATION & DISCLAIMER
EXTERIOR SIDING-TRIM-WINDOWS-DOORS
FOUNDATION
EXTERIOR ROOF
INTERIOR ROOF
GARAGE
ELECTRICAL SYSTEM
PLUMBING -- WATER HEATER
HVAC (Heating-Ventilation-Air Conditioning)
KITCHEN & APPLIANCES
LAUNDRY AREA
INTERIOR ROOMS

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GENERAL INFORMATION & DISCLAIMER
Table of contents
Report number: RP110918NA
Present during inspection: Property owner
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Rain
Payment / Billing Information: Paid
Type of building: Single family
Age of main building: 12 years
Occupied: Yes
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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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: Good
Apparent wall structure: Wood frame
Wall covering: Brick veneer, Aluminum siding
2) Repair/Replace - MILDEW

Mildew exists on the East side of the home's exterior. Clean this area as needed.


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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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3) - CONCRETE SLAB FOUNDATION

The condition of a concrete foundation slab cannot be fully determined by the appearance of the visible surface alone. 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 & condition of the visible portion of the slab, major repair (leveling, jacking) is not necessary.


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EXTERIOR ROOF
Table of contents
Condition of roof surface material: Good
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Good
Condition of gutters, downspouts and extensions: Good
4) Recommendation - GUTTERS

Gutters are clear.
Recommend installing an extension on the gutter downspout identified below. This is to help prevent water from standing next to the foundation.

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5) - SHINGLES

The fiberglass/asphalt composition shingles are in very good condition.


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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 roof structure: Good
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Good
Ceiling insulation material: Cellulose loose fill
Approximate attic insulation R value (may vary in areas): R-38
Vapor retarder: Installed
Condition of roof ventilation: Good
Roof ventilation type: Ridge vent(s), Enclosed soffit vents
6) - 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). No evidence of active leaks was detected.

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


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7) - INSULATION

Ceiling insulation is dry & in good condition. Existing insulation has an insulating factor of approximately R-38, meeting current code requirements.


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Type: Attached, Garage
Condition of door between garage and house: Good
Condition of garage vehicle door(s): Good
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Good
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
8) Repair/Replace - GARAGE INTERIOR

The ceiling, shelving and flooring are in good condition. The drywall has a few areas that have been repaired, but need to be painted.


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9) - GARAGE DOOR OPENER

The garage door, opener, springs, cables, railing, chain drive, photocells/auto reverse safety function, bearings, door seal & control are all in good working 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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Electric service condition: Good
Primary service type: Overhead
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): 200
System ground: Ground rod(s) in soil
10) - ELECTRICAL SERVICE & MAIN PANEL

The electrical system is in good condition. There were no deficiencies detected.


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PLUMBING -- WATER HEATER
Table of contents
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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Water service: Public
Water pressure (psi): 80#
11) Repair/Replace - WATER HEATER

The 40 gal, 2006 model, electric water heater is in good condition. There were no leaks detected in the tank or pressure release valve. Hot water temperatures were within the recommended range of 100 F - 120 F.


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12) - SEPTIC SYSTEM

FYI
When a sewage disposal system (SEPTIC TANK) is installed on a property, the system should be inspected (or received a recent inspection) before closing. This inspection is normally the responsibility of the Seller. Any defects identified during this inspection should be repaired.

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13) - WATER PRESSURE

The optimal range for residential water pressure is between 40 & 90 lbs. psi. The water pressure test revealed a reading of 80 lbs. psi, which is satisfactory.


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Photo 13-1 Water pressure is excellent
14) - PLUMBING SUMMARY

- No evidence of interior or exterior leaking was detected.

- There were no drainage issues noticed.

- 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 80 lbs. psi, within the recommended range of 40-90 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: ?
Condition of forced air heating/(cooling) system: Good
Forced air heating system fuel type: Electric
Estimated age of forced air furnace: 12 yrs.
Location of forced air furnace: Attic
Forced air system capacity in BTUs or kilowatts: Approx. 80,000 BTU's/hr
15) - HVAC DUCTS & REGISTERS

Ducts & registers are in good condition. Ducts are well insulated.

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16) - .

GAS LOGS

The gas log heater is in good condition.



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17) - HVAC EQUIPMENT

HVAC Equipment is in good condition. The electric furnace and air conditioning unit are both 2006 models. The air conditioning unit has a 3.0 ton capacity. The furnace has a capacity rating of approximately 80,000 BTU's per hour. Both pieces of equipment responded correctly to various thermostat settings. Air temperature between makeup air and supply air differed by approximately 16 degrees, which is within the approved range. Air filter was clean.


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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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18) - KITCHEN CABINETS & COUNTERS

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

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19) - KITCHEN SINK

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


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20) - APPLIANCES

All appliances were tested and found 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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21) - LAUNDRY ROOM

Washer & dryer were in use during the inspection.
No signs of leaking were detected in the related water supply lines. Cabinets OK.


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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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22) - MINOR "COSMETIC" FLAWS

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


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23) - FLOORING

The flooring throughout the home was found in good condition.

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24) - BATHROOMS

No defects were detected.


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25) - DRYWALL

Visible areas of the walls and ceilings throughout the home are in good condition.


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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