Upscale Home Inspections, LLC

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Phone: (770) 527-3823 · (770) 485-6519


Property Inspection Report
Client(s): Sample - standard
Property address: 0000 1st street
Woodstock, Ga 30188
Inspection date: Monday, December 10, 2007
This report published on 9/18/2008 12:35:41 AM EDT

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Dear Client, Thank you for asking me to inspect your prospective new home. The inspection was performed according to the Standards Of Practice of the National Association of Certified Home Inspectors (NACHI) of which I am a certified member. NACHI inspectors are professionals who adhere to uniform standards for disclosing building deficiencies and a "code of ethics" that requires members to discharge their duties with fairness and impartiality to all.

Your complete property report includes "Inspection Home Basics" , which is my online knowledge database, and the site-specific information in your inspection report .

The report does NOT represent an endorsement for or against the purchase of real estate and there are NO EXPRESS WARRANTIES EXPRESSED OR IMPLIED IN CONJUNCTION WITH THE INSPECTION OF THE PREMISES .

The contents of this report are not assignable to third parties and shall not be revealed to anyone without your authorization.

I urge you to spend the time needed to review each part of the inspection report to make sure that it accurately documents the visual problems that were disclosed to you during the hours of the home inspection. The full report may contain additional item of concern, photos, safety issues, and comments not included in the summary. If you have any questions or require any further clarification, please call my office or e-mail me for free assistance. If you should desire a "return visit inspection", the following fee schedule will apply: $35.00 trip charge + $50 / hour professional time.

To prevent "false expectations" , please understand that the task of a home inspector is to function as a "general practitioner" who is trained to be a professional in the identification of typical home deficiencies. I perform a visual examination to identify certain components, state their general condition, locate tell-tale problems and then recommends that you consult with appropriate tradesmen or other experts for further evaluation and repair estimates.

Buying real estate is a speculative investment in spite of a limited visual home inspection. While you still incur some risk, the inspection report does represent an educated & impartial second opinion. The following is an opinion report expressed as a result of the inspection. Please take the time to read the entire report including the links provided so that you can clearly understand the inspectors observations, analysis and recommendation.

This report is the exclusive property of Upscale Home Inspections and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
SafetyPoses a risk of injury - (Purple) 
Repair/ReplaceRecommend repairing or replacing - (Maroon) 
Repair/MaintainRecommend repair and/or maintenance - (Orange) 
MaintainRecommend ongoing maintenance - (Limegreen) 
EvaluateRecommend evaluation by a specialist - (Teal) 
MonitorRecommend monitoring in the future - (Teal) 
CommentFor your information - (Green) 

Click here for a glossary of building construction terms.  Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at

Table of Contents
General information
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Interior rooms
General information Return to table of contents
Report number: 005
Type of building: Single family
Age of building: 2 Years
Property owner's name: Sample
Time started: 1:30 PM
Time finished: 3:30 PM
Present during inspection: Client(s)
Occupied: Yes
Weather conditions: Rain
Temperature: Cold
Ground condition: Wet
Front of structure faces: East
Main entrance faces: East
Foundation type: Unfinished basement, Finished basement

1) Safety, Repair/Replace - This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit
Carbon Monoxide Questions and Answers

2) Comment - Many wall, floor and/or ceiling surfaces were obscured by large amounts of furniture and/or stored items. Many areas couldn't be evaluated.
3) Comment - Many wall, floor and/or ceiling surfaces were obscured by large amounts of furniture and/or stored items. Many areas couldn't be evaluated due to.... excessive storage
Exterior Return to table of contents
Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Vinyl
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core fiberglass
4) Safety, Repair/Replace, Evaluate - Guardrails are loose and/or wobbly in one or more areas. This is a safety hazard. A qualified contractor should evaluate and make repairs as necessary, such as installing new fasteners or hardware, installing additional fasteners and/or installing additional railing components as necessary so they are securely attached.
5) Safety, Evaluate - One or more large, possibly dead trees on the property may be likely to fall on the structure, and are a potential safety hazard. Recommend consulting with a qualified arborist to determine if tree(s) need to be removed and/or pruned.
6) Repair/Maintain - Soil is in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.
7) Repair/Maintain - One or more gutters are missing. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should install gutters and downspouts where missing. Also, extensions such as splashblocks or tie-ins to underground drain lines should be installed as necessary to carry rain water away from the house.
8) Maintain, Comment - Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
Roof Return to table of contents
Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 2 years
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
9) Maintain - Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
Garage Return to table of contents

10) Repair/Maintain - Weatherstrip at the sides and/or bottom of the vehicle door is substandard. It should be replaced where necessary to prevent water and vermin intrusion.
Attic Return to table of contents
Inspection method: Traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Cellulose loose fill
Insulation depth: 14 inches
Insulation estimated R value: R 38
Electric service Return to table of contents
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of sub panels: in attic
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Ground rod(s) in soil, Cold water supply pipes
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
11) Comment - Low voltage interior lighting was found during the inspection. This is considered to be a specialty system. Only a cursory evaluation of this lighting was performed during the inspection. For a full evaluation, the client(s) should hire a qualified electrician.
Water heater Return to table of contents
Estimated age: 2 years
Type: Tank
Energy source: Electricity
Capacity (in gallons): 65
Manufacturer: Rheem
Model: 41V50
Water temperature (degrees Fahrenheit): 120
Heating and cooling Return to table of contents
Estimated age: 2 years
Primary heating system energy source: Electric
Primary heat system type: Heat pump
Primary A/C energy source: Electric
Primary Air conditioning type: Heat pump
Distribution system: Flexible ducts
Manufacturer: Lennox
Model: 10HPB48-14p 10HPB24-14P
Filter location: At the base of the furnace
Last service date: 11/05
12) Comment - The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
Plumbing and laundry Return to table of contents
Water pressure (psi): 50 PSI
Location of main water shut-off valve: Basement
Location of main water meter: Street
Water service: Public
Service pipe material: Polyethelene
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
13) Comment - Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
Fireplaces, woodstoves and chimneys Return to table of contents
Fireplace type: Metal prefabricated
Chimney type: Metal
Basement Return to table of contents
Insulation material underneath floor above: Fiberglass roll or batt
Pier or support post material: Bearing wall, Concrete
Beam material: Laminated wood
Floor structure above: Engineered wood joists
Kitchen Return to table of contents

14) Repair/Maintain - Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.
Bathrooms Return to table of contents

15) Repair/Replace - The bathtub in master bath drains drains slowly. Appears to be inadequate venting. Drain(s) should be checked by a qualified plumber if necessary.
16) Repair/Replace - Shower door seal leaking near bottom of door.
17) Repair/Maintain - One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
Interior rooms Return to table of contents

18) Repair/Replace, Evaluate - Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.
19) Repair/Replace - Door stops are missing in one or more areas.
20) Repair/Maintain, Evaluate - Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the subfloor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering, and the access to the underside of the subfloor. Recommend having a qualified contractor evaluate and repair as necessary.
21) Monitor - Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
22) Comment - Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
Thank you for using Upscale Home Inspections.

If you have any questions about the systems in your new home or just want to learn more about a particular item please visit "Inspections Home Basics, my online home inspection knowledge base.

If you have any questions about this report or need clarification on any item e-mail me or call (770) 527-3823 anytime. I'm here to help in any way I can.

Often times, between the inspection and the closing, things are damaged or quit working. I am available for a VOR (verification of repairs) Inspection during or before your walk thru to determine if item requested were repaired properly or new items have occurred. If you deside not to have a "VOR Inspection" you may use my "Pre-Closing Checklist" to assist you during your final walk thru.