View as PDF

View summary

Logo

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. Doe
Property address:  123 5th St
Anytown, TN 12346
Inspection date:  Monday, January 14, 2019

This report published on Sunday, January 27, 2019 1:54:02 AM CST


Table of Contents

GENERAL INFORMATION & DISCLAIMER
GROUNDS-DECKS-PATIOS-PORCHES
EXTERIOR WALLS & FOUNDATION
EXTERIOR ROOF
INTERIOR ROOF-ATTIC
GARAGE & DETACHED GARAGE
ELECTRICAL SYSTEM
PLUMBING / WATER HEATERS
HVAC (Heating-Ventilation-Air Conditioning
KITCHEN AREA-EQUIPMENT
LAUNDRY AREA
INTERIOR ROOMS

View summary

GENERAL INFORMATION & DISCLAIMER
Table of contents
Report number: R122017MM
Client present for discussion at end of inspection: Yes
Payment / Billing Information: Invoiced
Type of building: Single family, Detached garage
Buildings inspected: One house, One detached garage
Age of main building: 11 Years
Front of building faces: West
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 and personal items were in place at the time the inspection was conducted. Items and areas that were partially or totally obscured, concealed or not readily accessible are excluded from the inspection. This includes, but is not limited to: the exterior, areas underneath the structure, walls, floors, ceilings, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. 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.



.
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..
Site profile: Level
2) Repair/Replace, Recommendation - .

SHRUBBERY & TREE LIMB CLEARANCE

Shrubs & trees growing too closely to a structure can damage several different areas, including the siding, roofing, plumbing, and the foundation. Shrubs & limbs are either in contact with the home or located near enough to cause damage in the near future.
The recommended clearance for shrubbery is a minimum 18 inches. The recommended clearance for tree limbs is a minimum 5 feet.


REPAIRS - Trim shrubbery & limbs as necessary to establish & maintain these recommended clearances.

RECOMMENDATION - Some small trees are planted too close to the home and it is recommended to have them removed and transplanted further away from the structure if possible. The trees are identified in the photos below.



.
Photo
Photo 2-1 
Photo
Photo 2-2 
Photo
Photo 2-3 Recommend removing this tree.
.
Photo
Photo 2-4 Recommend removing this tree.

.
Photo
Photo 2-5 
Photo
Photo 2-6 Condensing units need a minimum 3-foot clearance. Open lanes allowing good air flow is also necessary.

.
Photo
Photo 2-7 Recommend removal.

.
Photo
Photo 2-8 
Photo
Photo 2-9 Recommend removal.

.
Photo
Photo 2-10 
Photo
Photo 2-11 Recommend removal.

.
Photo
Photo 2-12 
3) Repair/Replace, Recommendation - .

LANDSCAPE ROCK

Mowers & weed eaters have damaged the siding on the detached garage.


REPAIRS

Repair/replace the damaged siding as needed.


RECOMMENDATION

Recommend placing a layer of landscape rock next to the building, where the damage is located. The layer of rock should be approx. 18 - 24 inches wide & 4 inches deep. This should prevent this type of damage from reoccurring.




.
Photo
Photo 3-1 
Photo
Photo 3-2 Approx. location of landscape rock.

.
Photo
Photo 3-3 Close views of damaged siding.

.
Photo
Photo 3-4 
4) Repair/Replace, Recommendation - .

PATIO COVER

The patio cover supports are missing paint around the bases.


REPAIR


1. Paint the bases as needed. If this is done, consider some type of prevention, such as the one recommended below.

2. Another way to repair & prevent future damage in one step is to attach a piece of 12-inch wide aluminum flashing around the bases of the supports. This would not look as good as paint, but it would cover the missing paint & prevent future damage.

RECOMMENDATION

1. Weed-eating around the supports is the probable cause of the missing paint. If the bases are re-painted, recommend placing landscape rock around the supports or perhaps around the perimeter of the patio slab.



.
Photo
Photo 4-1 
Photo
Photo 4-2 Landscape rock places along the sides of the patio slab will protect the support posts & the slab frrom mowers & weed-eaters.

.
Photo
Photo 4-3 
Photo
Photo 4-4 
Photo
Photo 4-5 
5) Repair/Replace, Recommendation - .

FENCE

Both sides of the wooden fence were examined. One section of the fence was noticed to be leaning.

REPAIR/REPLACE

1. Either dig up the post that is out of line and re-set it, or cut the leaning support off at the ground and set a new post down. Be sure that at least 2 feet of the post is below grade and set in concrete.

RECOMMENDATION

Pressure-wash the fence to remove the gray coat of oxidation on the wood. This will make the wood look brand new. To lock in the "new" look & protect the wood in the future, apply a sealant after the wood has thoroughly dried (at least 72 hours).

Results of a "Consumer Reports" survey of wood sealants can be reviewed at:

http://www.wral.com/news/local/story/157605/



.
Photo
Photo 5-1 
Photo
Photo 5-2 
Photo
Photo 5-3 
Photo
Photo 5-4 
Photo
Photo 5-5 
Photo
Photo 5-6 
Photo
Photo 5-7 This post is out of line with other posts.

.
Photo
Photo 5-8 Move existing post or place a new post inward, to eliminate this bow in the fence.

.
6) Repair/Replace, Conducive conditions - .

BRICKS

Bricks & mortar are very porous. Left unsealed, mortar begins to deteriorate first, followed by the brick. Outdoor mold will begin to appear in the mortar. This is the existing stage of these bricks.


REPAIR

Clean & seal the brick with Siloxane (also referred to as "silane", an abbreviated nick name). The brick & mortar absorb Siloxane, which forms a moisture-proof barrier that lasts approx. 5 years.
A link for sealing brick & mortar follows.

http://www.jammersix.com/archives/how-to-seal-waterproof-brick-mortar/

.
Photo
Photo 6-1 
Photo
Photo 6-2 Mold is beginning to appear.

.
Photo
Photo 6-3 
Photo
Photo 6-4 
Photo
Photo 6-5 Yellow arrows point to a crack that is shown in the following photo.

White arrows point out mold & deteriorating mortar.

.
Photo
Photo 6-6 
7) Repair/Replace - .

PAVED SURFACES

A few moderately sized cracks exist in the driveway and pool area.


REPAIRS

Patch/seal these areas to prevent deterioration in the surrounding areas of the cracks.
A link to a concrete repair video for a do-it yourself project follows:

https://video.search.yahoo.com/search/video;_ylt=AwrBT82_QT1azREAy15XNyoA;_ylu=X3oDMTExb2dlZTF1BGNvbG8DYmYxBHBvcwMxBHZ0aWQDREZENl8xBHNlYwNzYw--?p=PATCHING+CONCRETE+DRIVEWAYS&fr=yhs-itm-001#id=10&vid=5f4f1cf1f72cb059b134954adac06579&action=view


.
Photo
Photo 7-1 The cracks shown in the following photo are located in this area of the driveway.

.
Photo
Photo 7-2 
Photo
Photo 7-3 Significant cracks are located in the area of the arrow.

.
Photo
Photo 7-4 These 2 cracks are located near the diving board, located in the top, left corner.

.
Photo
Photo 7-5 Measurements shown of the cracks shown in frame 7-4.

.
Photo
Photo 7-6 
Photo
Photo 7-7 Smaller cracks hold moisture after rainfall, making them appear larger. Ideally, all of the concrete surrounding the pool should be sealed.

.
8) Recommendation - .

SPRINKLER SYSTEM

The control panel for the underground sprinkler system is located in the garage and is shown below.


RECOMMENDATION

Ask Owner if the irrigation system has ever been winterized. This process removes the water within the pipes, to prevent bursting in freezing weather. If it hasn't been winterized, it is recommended to do so.
It is also recommended to have someone service the system & set it for the Spring/Summer months.


.
Photo
Photo 8-1 
9) Satisfactory - .

DECK SUPPORT

The structural support underneath the deck was examined. Other than 2 brick supports that are slightly leaning, the supports are in good condition. The ledger board & joists & beams are also in good condition.
Photo
Photo 9-1 
Photo
Photo 9-2 
Photo
Photo 9-3 
Photo
Photo 9-4 
Photo
Photo 9-5 
Photo
Photo 9-6 
Photo
Photo 9-7 
Photo
Photo 9-8 
Photo
Photo 9-9 
Photo
Photo 9-10 
Photo
Photo 9-11 
Photo
Photo 9-12 
EXTERIOR WALLS & FOUNDATION
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..
10) Repair/Replace, Recommendation - .

WINDOWS


1. Peeling paint & stains exist on some of the window frames & lintels.

2. A few small gaps were noticed around some of the window frames & lintels.


REPAIRS

1. Scrape/remove peeling paint. Clean / remove debris from affected surfaces. Recommend priming these areas and the stained areas before painting with a good quality, exterior paint.

2. Seal gaps with caulk or silicone. Ensure whatever product is used can be painted.

RECOMMENDATION

Recommend touch-up painting the trim along the bottom of the big picture windows located on the back side of the home.



.
Photo
Photo 10-1 Closer views of this window are shown thru frame 9-4.

.
Photo
Photo 10-2 
Photo
Photo 10-3 
Photo
Photo 10-4 
Photo
Photo 10-5 Photos of these windows are shown thru frame 9-14.

.
Photo
Photo 10-6 
Photo
Photo 10-7 
Photo
Photo 10-8 
Photo
Photo 10-9 
Photo
Photo 10-10 
Photo
Photo 10-11 
Photo
Photo 10-12 
Photo
Photo 10-13 
Photo
Photo 10-14 
Photo
Photo 10-15 Photos of these windows are shown thru frame 9-19.

.
Photo
Photo 10-16 
Photo
Photo 10-17 
Photo
Photo 10-18 
Photo
Photo 10-19 
Photo
Photo 10-20 Water damage is right around the corner of thiswindow. A view thru the mesh screen is shown next.
Photo
Photo 10-21 
Photo
Photo 10-22 Touch up paint along this framing is recommended.

.
11) Repair/Replace - .

REAR DECK & PORCH

1. A small amount of peeling paint was noticed.

2. Gaps noticed in joints.

3. Porch door has damaged handle & screen.


REPAIRS

1. Scrape/remove peeling paint, prime & paint.

2. Use a rubber mallet or a regular hammer with a pad to close the gaps in the joints.

3. Repair or replace door handle & screen as needed.


.
Photo
Photo 11-1 Close ups shown in next 2 frames.

.
Photo
Photo 11-2 
Photo
Photo 11-3 
Photo
Photo 11-4 Closer views of damaged door handle & loose screen shown in next 2 frames.

.
Photo
Photo 11-5 
Photo
Photo 11-6 
Photo
Photo 11-7 A gap is located in this trim joint, resembling the gap in frame 10-2.

.
12) Repair/Replace - .

WOODEN TRIM

1. Peeling/fading paint noticed in areas of the trim.

2. Mildew & moisture stains exist on the dormer trim.

REPAIRS

1. Scrape / remove peeling paint. Apply primer & paint.

2. Remove mildew & stains with a mild cleanser & rinse with a garden hose.



.
Photo
Photo 12-1 Closer views of peeling paint & a missing piece of trim are shown thru frame 11-4.

.
Photo
Photo 12-2 
Photo
Photo 12-3 
Photo
Photo 12-4 
Photo
Photo 12-5 Closer view of peeling paint follows.

.
Photo
Photo 12-6 
Photo
Photo 12-7 Protect the trim in this area with paint / sealant. Closer view follows.

.
Photo
Photo 12-8 
Photo
Photo 12-9 Closer views of mildew & moisture stains on the dormer trim follow.

.
Photo
Photo 12-10 
Photo
Photo 12-11 
13) Repair/Replace - .

SIDING: EXTERIOR DAMAGE & STAINS


"Stucco" is the word most people use to describe the type of siding that is installed on this home. This is incorrect. The acronym used for this material is "EIFS" (rhymes with leaf ). EIFS stands for Exterior Insulation and Finishing System.

Many variations exist, but EIFS typically consists of the following components:
◾ A water-resistive barrier (WRB)
◾ Insulation board typically made of expanded polystyrene (EPS)
◾ Fiberglass reinforcing mesh
◾ A water-resistant base coat
◾ A finish coat

Real stucco consists of:
◾ portland cement
◾ sand
◾ water

Stains / streaks have formed on the EIFS siding at the roofline, caused by the material absorbing water draining from the roof. This absorption is occurring because the EIFS siding is contacting the shingles. Continued moisture accumulation may eventually lead to further damage, including mold & decay.

REPAIR

Stains

Either cover the stains or remove them with a product designed specifically for this use.

Covering the Strains
The stains can be painted over. Wash the stains with a low pressure detergent, such as sodium hypoclorite or a pre-mixed house wash. Once dry, apply primer coat, then paint. Use a quality exterior paint, such as SW A100 exterior.

- OR -

Cover with "topcoat". Find out the type & color of the topcoat that was used from the Installer. If this info is not available for any reason, most any experienced installer can probably make this determination . The topcoat is basically the same thing as the EIFS finish coat, without the texture.

Removing Stains:

A product specifically designed to remove this type of stain can be reviewed at the following site:

http://www.front9restoration.com/building-restoration-black-streaking/


PREVENTION OF FUTURE STAINING

Future staining can be avoided by preventing moisture from penetrating the EIFS siding. Properly installed kickout flashing is absolutely essential. Installation of kickout flashing in existing EIFS siding involves inserting kickout flashing under and behind the step flashing. If a significant amount of EIFS material has to be removed to reveal step flashing, new EIFS material may have to be installed. However, a minimum 2-inch gap should exist between the EIFS & the newly-installed kick-out flashing.

Other Damaged Areas

A crack & a few small punctures were also detected in the EIFS. Repair these areas with a Do-it-yourself EIFS Repair kit, or hire an EIFS installer. These repairs are pretty simple with the kits. A repair video can be watched at:

https://www.youtube.com/watch?v=ffFB_rkkyMc

NOTE: Moisture may cause unseen damage behind the EIFS, including rot & mold growth. The client should understand that this is a visual inspection only. No obtrusive, destructive testing or probing is performed, which prevents the Inspector from determining the condition of materials inside or behind the EIFS finish.



.
Photo
Photo 13-1 Closer views of this area shown thru frame 12-5.

.
Photo
Photo 13-2 
Photo
Photo 13-3 
Photo
Photo 13-4 
Photo
Photo 13-5 
Photo
Photo 13-6 Closer photos of these 2 areas are shown thru 12-11.

.
Photo
Photo 13-7 
Photo
Photo 13-8 
Photo
Photo 13-9 
Photo
Photo 13-10 
Photo
Photo 13-11 
Photo
Photo 13-12 Closer view shown in 12-13.

.
Photo
Photo 13-13 
Photo
Photo 13-14 A gap exists between the framing & the EIFS. Beginning stages of damage exist. Closer views follow.

.
Photo
Photo 13-15 
Photo
Photo 13-16 
EXTERIOR ROOF
Table of contents
Limitations: Note that the Inspector does not:a). provide an estimate of remaining life on the roof surface materialb). guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past c). guarantee that roof leaks will not occur in the future d). determine if gutters, downspouts and extensions perform adequately or are leak-free.
Condition of roof surface material: Good
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Condition of exposed flashings: Good
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
14) Repair/Replace - .

GUTTER DEBRIS

Debris is clogging some sections of the gutter. This has forced water to contact the siding in one corner of the gutter, causing minor damage.


REPAIRS:

Remove debris from the gutters asap.



.
Photo
Photo 14-1 
Photo
Photo 14-2 
Photo
Photo 14-3 
Photo
Photo 14-4 
Photo
Photo 14-5 
Photo
Photo 14-6 Leaves in this section of gutter causes water to overflow and contact the EIFS siding, causing damage to the siding. Closer views follow.

.
Photo
Photo 14-7 
Photo
Photo 14-8 
15) Repair/Replace - .

DOWNSPOUT EXTENSIONS

Gutter downspouts are currently draining beside exterior walls and the foundation. This may eventually cause foundation damage, possibly severe.


REPAIR

Install extensions to prevent water from accumulating beside the structure's exterior walls & foundation.


.
Photo
Photo 15-1 This downspout is the only one with an extension.

.
Photo
Photo 15-2 
Photo
Photo 15-3 
Photo
Photo 15-4 
Photo
Photo 15-5 
Photo
Photo 15-6 
Photo
Photo 15-7 
Photo
Photo 15-8 Water draining from this downspout is causing the brick support to lean a bit. Closer view of support follows.

.
Photo
Photo 15-9 Support is beginning to lean inward. Fix this downspout first.

.
16) Satisfactory - .

VENT FLASHING

Flashing at the bases of the various vents, installed through the roof, is in good condition.



.
Photo
Photo 16-1 
Photo
Photo 16-2 
Photo
Photo 16-3 
Photo
Photo 16-4 
Photo
Photo 16-5 
Photo
Photo 16-6 
Photo
Photo 16-7 
Photo
Photo 16-8 
Photo
Photo 16-9 
INTERIOR ROOF-ATTIC
Table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed clearly and areas and components with obscured views. 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 or ceiling beams, or their spacing or sizing..
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
Vermiculite insulation present: No
Condition of roof ventilation: Good
Roof ventilation type: Ridge vent(s), Gable end vents, Enclosed soffit vents
17) Satisfactory - .

INTERIOR ROOF / STRUCTURAL COMPONENTS

The structural components of the interior roof are to be in good condition. There was no serious damage detected with the structural support, nor were there any signs of existing leaks detected in the roof.



.
Photo
Photo 17-1 
Photo
Photo 17-2 
Photo
Photo 17-3 
Photo
Photo 17-4 
18) Satisfactory - .

INSULATION

The insulation is dry & in good condition. The amount of insulation installed provides an approximate insulating factor ("R-value") of R-38, which conforms with current building code standards.


.
Photo
Photo 18-1 Cellulose insulation.

.
Photo
Photo 18-2 
19) - .

INTERIOR ROOF VENTILATION

The existing interior roof ventilation is sufficient & in good condition.



.
Photo
Photo 19-1 Enclosed soffit vents.

.
Photo
Photo 19-2 
Photo
Photo 19-3 Gable end vent.

.
Photo
Photo 19-4 Closer view of ridge vents follow.

.
Photo
Photo 19-5 
Photo
Photo 19-6 
GARAGE & DETACHED GARAGE
Table of contents
Limitations: The Inspector does not determine the adequacy of firewall ratings or the requirements for ventilation in garages, as they vary widely between municipalities..
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: 3
Condition of automatic opener(s): Good
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Good
20) Recommendation - .

GARAGE DOORS & OPENERS

The powered garage doors are well balanced & in good working condition. The door openers, bottom door seals, belt drives, controls, rollers, railing & photo sensors were examined & tested and found in good working condition.

The remote controls were not tested.


RECOMMENDATION

Recommend lubricating the railing & roller bearings on all three doors.


.
Photo
Photo 20-1 
Photo
Photo 20-2 
Photo
Photo 20-3 
Photo
Photo 20-4 
21) Satisfactory - .

GARAGE INTERIOR

The ceilingS, walls and flooring in both garages are in good condition.


.
Photo
Photo 21-1 Interior views of the detached & attached garages follow.

.
Photo
Photo 21-2 
Photo
Photo 21-3 
Photo
Photo 21-4 
Photo
Photo 21-5 
Photo
Photo 21-6 
Photo
Photo 21-7 Interior roof of detached garage.

.
Photo
Photo 21-8 
Photo
Photo 21-9 
Photo
Photo 21-10 
Photo
Photo 21-11 
Photo
Photo 21-12 
Photo
Photo 21-13 
Photo
Photo 21-14 
Photo
Photo 21-15 
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.
Electric service condition: Good
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 400
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Condition of branch circuit wiring: Good
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Ground fault circuit interrupter (GFCI) protection present: Yes
Smoke alarms installed: Yes, but not tested
22) Repair/Replace - .

ELECTRICAL SERVICE - MAIN & SUB-PANELS

The home is equipped with a 400-amp main electrical panel, with 100 & 200 amp sub-panels. Panels are equipped with circuit breakers. The panels were examined and the only defects identified were that the circuit breaker legends on the panels were either incomplete or missing. (Circuit breaker legends are the forms that identify all of the different circuits on the panel).


RECOMMENDATION

Identify all circuits in the main & sub-panels. information should be typed or neatly printed.


.
Photo
Photo 22-1 Circuit legend on the Sub-panel in detached garage is missing.

.
Photo
Photo 22-2 
Photo
Photo 22-3 Bottom circuits on main panel not identified.

.
Photo
Photo 22-4 Circuit legend has not been filled in on the home's second floor panel.

.

.
23) Repair/Replace - MINOR ELECTRICAL DEFECTS

1) One exterior receptacle was not working located on the deck do not work.
2) Exposed, unidentified wiring is located beside an exterior wall


REPAIR / REPLACE

1) Repair or replace non-working receptacle

2) Identify wiring. Correctly store & protect wiring. If wiring is no longer needed, permanently remove it. Cap exposed ends necessary.



.
Photo
Photo 23-1 Non-working receptacle. Closer view follows.

.
Photo
Photo 23-2 
Photo
Photo 23-3 Location of exposed wiring. Closer view follows.

.
Photo
Photo 23-4 
PLUMBING / WATER HEATERS
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.
Condition of service and main line: Good
Water service: Public
Water pressure (psi): 56 lbs psi
Vent pipe condition: Good
Vent pipe material: PVC
24) Repair/Replace - .

DRAINAGE

One of the MA BA sinks was noticed to drain slowly. The slow drainage was isolated to this one sink, which reveals a partially clogged line located very close to the sink.


REPAIR

Clear the line as necessary.


.
Photo
Photo 24-1 Slow draining sink.

.
Photo
Photo 24-2 
25) Recommendation - .

SEPTIC TANK

A sewage disposal system (SEPTIC TANK) is installed on the property. Septic system inspections are not included in a general home inspection. These systems require simple, but necessary maintenance conducted by the home owners.

Many household items need to be kept out of the system. Other helpful information, such as garbage disposal usage, can prevent often costly damage from occurring.

A below-grade box, appearing to be related to the septic system or the lawn irrigation system, contains what appears to be electrical wiring. The box is full of water.


REPAIR

Ask Owner what the box is.
Replace the lid and remove the water from the box, if necessary.

RECOMMENDATION

Gather & list helpful septic tank information & maintenance schedule. Post information for handy referrals.


.
.
Photo
Photo 25-1 
Photo
Photo 25-2 
Photo
Photo 25-3 
26) FYI - *

SUMMARY

- The main water supply line is copper. The service life of copper line is 100+ years.

- One minor drainage issue was noticed.

- No interior or exterior plumbing leaks were detected during this inspection.

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

- No sudden, major fluctuations were detected in the water pressure when multiple fixtures were tested at the same time.

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

- The water pressure is 56 lbs. psi, within the recommended range of 40-80 lbs. psi.

- The water heaters are in good working condition. Hot water temperatures were within the recommended range of 100 F - 120 F.

- Gather & post septic tank maintenance & user info.

- Replace lid on below-grade septic tank box. Remove water if necessary.


.
27) Satisfactory - .

WATER PRESSURE

The optimal range for residential water pressure is between 40 & 80 lbs. psi. The water pressure, tested at an exterior faucet, was recorded at 56 lbs. psi, within the recommended range.



.
Photo
Photo 27-1 
28) Satisfactory - .

WHIRLPOOL TUB

The whirlpool tub was filled & run for several minutes. The unit is in good working condition.


.
Photo
Photo 28-1 
Photo
Photo 28-2 
29) Satisfactory - .

EXTERIOR WATER FAUCETS

The exterior water faucets were tested & found in good working condition.



.
30) Satisfactory - .

VISIBLE PLUMBING

The visible plumbing throughout the home was examined for correct installation & leaks. Plumbing is correctly installed & leak-free.



.
Photo
Photo 30-1 
Photo
Photo 30-2 
Photo
Photo 30-3 
Photo
Photo 30-4 
Photo
Photo 30-5 
Photo
Photo 30-6 
Photo
Photo 30-7 
Photo
Photo 30-8 
Photo
Photo 30-9 
Photo
Photo 30-10 
Photo
Photo 30-11 
Photo
Photo 30-12 
Photo
Photo 30-13 
Photo
Photo 30-14 
Photo
Photo 30-15 
Photo
Photo 30-16 
Photo
Photo 30-17 
Photo
Photo 30-18 
Photo
Photo 30-19 
Photo
Photo 30-20 
Photo
Photo 30-21 
31) Satisfactory - .

WATER HEATERS

Both "Rheem" brand water heaters are identical models (22VR75-70N), have 75-gal. capacity tanks, are nat. gas-fired, and were mfg. in 2006, one in June, the other in March. No recalls were issued on either unit.

The temperature of the hot water throughout the home ranged from 111 F thru 116 F, which is within the recommended range of 100 F - 120 F.





.
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 areas (e.g. bedrooms, kitchens and living/dining rooms)..
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: N/A
Condition of forced air heating/(cooling) system: Good
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 11 years
Location of forced air furnace: Attic
Condition of furnace filters: Required replacement
Type: Split system
32) Repair/Replace - .

AIR FILTERS

The air filters for the HVAC equipment are located behind the return air grills.
The filters were dirty.

REPLACE

Replace the filters asap, then according to mfg's directions.



.
Photo
Photo 32-1 
Photo
Photo 32-2 
Photo
Photo 32-3 The second air filter is located in this ceiling area (2nd floor).
The third filter location is in the Kitchen.

.
33) Recommendation - .

HVAC EQUIPMENT

The "Carrier" brand heating & cooling equipment was tested and all equipment is running. The true condition of this equipment depends mainly on adherence to previous scheduled & routine maintenance. The equipment responded correctly to the different thermostat settings.
All of the equipment is original, with a 2006 installation date. Model & serial numbers revealed no recalls.
This type of equipment has a 20 year avg. service life, however, if equipment is properly serviced, air filters are changed at correct intervals, & condenser cooling fins are kept clean, 30+ year old equipment is not only possible , but quite commonly seen in use.

The furnaces have a combined heating capacity that exceeds 200,000 BTU's /hr. This capacity is quite sufficient to heat the living area. The furnaces were given a thorough testing, exceeding 3 hours.

The cooling equipment consists of two 4-TON condensers & one 2-TON condenser. This combined capacity is also quite sufficient to cool the living area.
At 65 F, Freon flows too slow to supply enough lubrication to all the moving parts of the condenser. The outdoor temp was below 65 F during the testing period, which prevented a thorough testing under hot, humid, outdoor conditions.


RECOMMENDATION:

Ask the current owner when the systems were professionally serviced last, if possible. If this info is not available or 24 months or more has passed since the last service date, it is recommended to have a qualified HVAC technician service the AC equipment in early Spring, before daily use under hot outdoor conditions begins.
Please note that the type of service recommended includes the inspection of parts that require specialized equipment & training that only professional HVAC technicians possess.




.
Photo
Photo 33-1 
Photo
Photo 33-2 
Photo
Photo 33-3 
Photo
Photo 33-4 
Photo
Photo 33-5 
Photo
Photo 33-6 
Photo
Photo 33-7 
34) Satisfactory - .

HVAC DUCTS & REGISTERS

The ducts & registers are in good condition. The registers are clean & the ducts are well-insulated.


.
Photo
Photo 34-1 
Photo
Photo 34-2 
35) Satisfactory - .

CEILING FANS

The ceiling fans and attached light fixtures were tested. All but one fan was found to be in good working order. The fan in question is located in an upstairs bedroom (bedroom with the small, removable attic access panel installed in the wall).


RECOMMENDATION REPAIR

The Owner tried to turn the fan "ON" with a remote control during the inspection. The fan did not respond to the remote control or the wall switch. Recommend asking the Owner to check on the fan, as it did not appear to have been used much at all.

Repair or replace if necessary.




.
36) Satisfactory - .

GAS LOGS

Both gas-fired log heaters were in good working condition.

.
Photo
Photo 36-1 
Photo
Photo 36-2 
KITCHEN AREA-EQUIPMENT
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, water filters, appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments regarding these items are made 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..
37) Repair/Replace - .

EXHAUST HOOD LIGHT BULBS


Replacing light bulb(s) as needed.

.
38) Recommendation - .

REFRIGERATOR / FREEZER

The refrigerator/freezer's water dispenser, interior & exterior walls, shelving, door seals, & thermostat controls were all in good working condition. The ice maker was "OFF" & had no ice in the storage bin, however, the Owner stated why it had been turned "OFF" & assured me that it did work.

RECOMMENDATION

Ask Owner again about the condition of the ice maker & to please cut it back "ON", to ensure that it works.


.
Photo
Photo 38-1 
Photo
Photo 38-2 
Photo
Photo 38-3 
39) Satisfactory - .

KITCHEN COUNTERS

The Kitchen counters are in good condition.

.
Photo
Photo 39-1 
Photo
Photo 39-2 
40) Satisfactory - .

KITCHEN CABINETS & DRAWERS

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

.
Photo
Photo 40-1 
Photo
Photo 40-2 
Photo
Photo 40-3 
41) Satisfactory - .

KITCHEN SINK - PLUMBING

Both Kitchen sinks are in good condition. The faucet & spray attachments were tested and found to be in good condition. No leaks were detected in the related plumbing.


.
Photo
Photo 41-1 
Photo
Photo 41-2 
42) Satisfactory - .

DISPOSAL

The disposal is in good running condition.

.
43) Satisfactory - .

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.


.
Photo
Photo 43-1 
Photo
Photo 43-2 
44) Satisfactory - .

RANGE

All burners and the bake & broil functions were tested and found in good working condition.


.
Photo
Photo 44-1 
Photo
Photo 44-2 
Photo
Photo 44-3 
Photo
Photo 44-4 
45) Satisfactory - .

EXHAUST FAN - SURFACE LIGHTING

The exhaust fan is in good working condition.

.
Photo
Photo 45-1 
46) Satisfactory - .

MICROWAVE OVEN

The built-in microwave oven is in good working condition. The turntable, digital control panel, lighting, & door lock/handle were tested & are in good working condition.


.
Photo
Photo 46-1 
47) Satisfactory - .

KITCHEN RECEPTACLES, LIGHT FIXTURES & SWITCHES

The Kitchen's light fixtures, switches & receptacles were tested and found in good working condition.

.
Photo
Photo 47-1 
Photo
Photo 47-2 
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 washers, clothes dryers. Any comments regarding these items are made 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 condition of any gas piping to laundry appliances..
48) Satisfactory - .

LAUNDRY ROOM

The Laundry Room is wired, plumbed, and vented to accommodate clothes washing & drying equipment (washer & dryer were installed during inspection). The washer's hot & cold water supply lines were tested and are in good working order.
The washer's drainage line could NOT be tested & is excluded from the inspection. The room's storage cabinets, drywall, flooring and lighting are in good condition.


.
Photo
Photo 48-1 
Photo
Photo 48-2 
Photo
Photo 48-3 
Photo
Photo 48-4 
Photo
Photo 48-5 
INTERIOR ROOMS
Table of contents
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 regarding these items are made 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. Windows, drawers, cabinet doors and closet doors 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. Determining the cause and/or source of odors is not within the scope of this inspection..
Condition of exterior entry doors: Good
Type(s) of windows: Wood, Multi-pane, Single-pane, Fixed
Condition of walls and ceilings: Good
49) Repair/Replace - .

DOORS

No defects were noticed with the interior or exterior doors.


.
Photo
Photo 49-1 
50) Repair/Replace - .

BATHROOMS

1. A cracked toilet seat was noticed. The location is identified in the photos below.
2. The seal on the MA BA shower door is loose.


REPAIR/REPLACE

1. Replace the seat.

2. Reattach the loose seal on the shower door.


.
Photo
Photo 50-1 Cracked toilet seat location.

.
Photo
Photo 50-2 
Photo
Photo 50-3 Reattach loose seal.

.
51) Recommendation - .

FLOORING

No defects were noticed in the visible portion of the flooring.

RECOMMENDATION

Professionally clean the carpeting if it isn't replaced.


.
Photo
Photo 51-1 
Photo
Photo 51-2 
Photo
Photo 51-3 
Photo
Photo 51-4 
52) Recommendation - .

COSMETIC FLAWS

Cosmetic flaws are small defects acquired during normal, daily activities. These flaws do not affect the structural integrity of the home or threaten anyone's safety or health.
Cosmetic flaws consist of scuff marks, dings in drywall, chipped & faded paint, peeling wallpaper surrounding showers & tubs, worn flooring in high-traffic areas, holes where pictures were once hung, etc...

The majority of these flaws can be corrected with a good scrubbing, caulk, and/or a fresh coat of paint. Expect more of these flaws to appear during the moving process. These flaws are not photographed or individually addressed.

RECOMMENDATIONS

Begin repairs after the move, at your own pace.


.
53) Satisfactory - .

LIGHTING

Other than bulbs needing to be changed, the home's lighting is in good condition.

.
Photo
Photo 53-1 
Photo
Photo 53-2 
Photo
Photo 53-3 
Photo
Photo 53-4 
Photo
Photo 53-5 


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