HOME INSPECTION REPORT
1234 Sample Lane, Sample, GA 30001
Inspection Date:7/30/2019
Prepared For:John Sample-Report
Prepared By:Grey-Scott Home Inspections, LLC
910 Athens Highway, Loganville, GA 30052
404.977.8035 [email protected]
Report Number:GSHI-0719-126
Inspector:David Floyd
Grey-Scott Home Inspections, LLC
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Table of Contents
REPORT OVERVIEW 3
SUMMARY 4
ROOF 6
GROUNDS 12
EXTERIOR 17
GARAGE 26
INTERIOR 29
LIVING ROOM 34
DINING ROOM 35
KITCHEN 36
HALF BATHROOM 39
MASTER BEDROOM 41
MASTER BATHROOM 42
GUEST ROOM #1 45
GUEST ROOM #2 46
HALL BATHROOM 47
OFFICE/STUDIO 49
LAUNDRY ROOM 50
PLUMBING 51
HEATING SYSTEM 54
ELECTRIC/COOLING SYSTEM 56
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REPORT OVERVIEWScope of InspectionAll components designated for inspection in the ASHI Standards of Practice are inspected, except asmay be noted in the "Limitations of Inspection" sections within this report. It is the goal of theinspection to put a home buyer in a better position to make a buying decision. Not all improvementswill be identified during this inspection. Unexpected repairs should still be anticipated. The inspectionshould not be considered a guarantee or warranty in any kind. Please refer to the pre-inspectioncontract for a full explanation of the scope of the inspection.
This report is prepared for the sole, confidential, and exclusive use of the client indicated in theinspection agreement. The inspector accepts no responsibility for use or misinterpretation by thirdparties. Although we have inspected the property to the best of our ability, due to the complexity andquantity of items in any home/building, there may be defects that are not detected in our visualinspection.
Visual Inspection Only
Main Entrance FacesThe point of reference for the positional orientation of the home regarding directions (left, right, front,back) throughout the inspection is FACING the home from the street.
State of OccupancyAt the time of the inspection, the home is occupied and fully furnished.
Weather Conditions At the time of inspection, the outside temperature is 85 degrees with partly cloudy skies.
Approximate Age As per public records, the home was built in 1991; about 28 years old.
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SUMMARYMajor ConcernsThe toilet bowl in the master bedroom is loose recommend repair.
Items To MonitorWalkway has a some cracking, but is usable; recommend continuous monitoring over time.
Siding on the left side of the home in the back appears to have some rot; recommend continuousmonitoring and repair if necessary by qualified professional.
There is some evidence of concrete spalling at the slab; recommend continuous monitoring ofaffected locations and have the repair completed by a qualified professional.
Potential Safety HazardsThere are several cracks in the prefabricated casing of the fireplace; recommend repair and/orreplacement by a qualified contractor.
The fireplace is very dirty and the flue has evidence of built up creosote; flue should be cleaned andthen re-examined by a qualified contractor.
A handrail return missing at the top of the main staircase; potential safety issue - recommend areturn be installed.
There are a few loose spindles on the lower balustrade of the main staircase; recommend repair.
The balustrade at the top of the main staircase is very loose; safety hazard - recommend repair.
Improvement ItemsThe trim of the window nearest to the garage is showing signs of wood rot; recommend repair by aqualified contractor.
The garage door opener is equipped with electric eyes to engage a reverse feature. The opener,however, does not appear to be equipped with a pressure reverse feature; recommend new openerwith modern safety features.
The fireplace is very dirty and the flue has evidence of built up creosote; flue should be flue cleanedand then re-examined by a qualified contractor.
Recommend installation of a carbon monoxide detector near the pantry closet where the gas waterheater is housed.
Insulation in the attic is marginal and could be upgraded and adding additional insulation.
Outside condenser unit coils are dirty and have some debris on it; recommend cleaning
Condensing unit not level, recommend re-leveling unit as the overall performance of the unit can beaffected.
The door of the half bathroom seems to be misaligned and does not close properly; recommendrepair.
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The cabinetry flooring of the hall bathroom and master bathroom has holes in it; recommend fillingor covering those areas.
Recommend caulking on the tiling of the tub in the master bathroom, around the top of shower, andat the lower right corner of the shower.
The door of guest bedroom #2 does not close easily; recommend repair.
* Items listed in this report may inadvertently have been left off the Summary Sheet.Customer should read the entire report, including the Remarks.
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RoofGeneralVisibility: All
All sections of the roof are visible.
InspectedFrom:
Ladder at eavesGroundWith BinocularsRoof inspection is limited to inspecting from the eaves and from theground with binoculars due to roof pitch.
Style of RoofType: Gable
Shed
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Pitch: MediumSteep
Roof #1: Location & Type: Located over the left section of the home; gable typeroof.Approximate Age & Number of Layers: Roof appears to be less than 2 yearsold with one layer of asphalt shingles.
Roof #2: Location & Type: Located over the front portion of the garage; gable typeroof.Approximate Age & Number of Layers: Roof appears to be less than 2 yearsold with one layer of asphalt shingles.
Roof #3: Location & Type: Located over the right rear of the home; gable type roof.Approximate Age & Number of Layers: Roof appears to be less than 2 yearsold with one layer of asphalt shingles.
Roof #4: NoneLocation & Type: Located adjacent to the patio: shed type roof. Approximate Age & Number of Layers: Roof appears to be less than 2 yearsold with one layer of asphalt shingles
Roof #1 Roof #2
Roof #3 Roof #1 Rear
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Roof #4
Ventilation SystemType: Soffit
Gable
Comments: The ventilation system appears to be adequate for a home this size.
Soffit Venting Ridge Venting
Soffit Venting
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FlashingMaterial: Not Visible
Condition: Not Visible
Comments: The flashings are not visible due to the roofing design and shingleplacement.
ValleysMaterial: Asphalt
Condition: Satisfactory
Comments: Valleys appear to be in satisfactory condition.
Condition of Roof CoveringsRoof #1: Satisfactory
Roof #2: Satisfactory
Roof #3: Satisfactory
Roof #4: Satisfactory
Comments: Roof coverings appeared overall satisfactory.
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Plumbing VentsCondition: Satisfactory
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GroundsService WalksMaterial: Concrete
Condition: SatisfactoryTypical cracks
Comments: Walkway has a some cracking, but is usable; recommend continuousmonitoring over time.
Typical cracking
DrivewayMaterial: Concrete
Condition: SatisfactoryTypical cracks
Comments: Driveway has typical cracking, but usable; recommend continuousmonitoring over time.
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StoopMaterial: Concrete
Condition: Satisfactory
PatioMaterial: Concrete
Condition: Satisfactory
Comments: Patio is sloped properly away from the home and is in satisfactorycondition.
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Fence
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Front Hose BibCondition: Satisfactory
Operable: Not Tested
Comments: At the time of the inspection, a garden hose is attached to hose bib;overall operation of the bib can not be determined.
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Rear Hose BibCondition: Marginal
No anti-siphon valveRecommend Anti-siphon valve
Operable: Yes
Comments: Hose bib is not equipped with an anti-siphon device, possible crossconnection can occur without the device; recommend installing -potential safety hazard.
Hose faucet handle is broken; recommend repair by a licensed plumber.
Handle is broken
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ExteriorChimney(s)Location(s): Located on the left side of the home on roof #1ViewedFrom:
Ground (Inspection Limited)With Binoculars
RainCap/SparkArrestor:
Yes
Chase: Framed
Evidence of: No apparent defects
Flue: Not Visible
Evidence of: Not evaluatedHave flue cleaned and re-evaluated
Condition: Satisfactory
Comments: Chimney flue is not accessible so not evaluated; recommend having theflue cleaned and evaluated by a qualified service provider.
GuttersCondition: Satisfactory
Material: Galvanized/Aluminum
Leaking: No apparent leaks
Attachment: Satisfactory
Extensionneeded:
N/A
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Comments: Gutters are in overall adequate condition.
Downspout end joints have some visible damage; recommend therepair of the end of downspouts.
SidingMaterial: Fiberboard
Wood rot
Condition: Satisfactory
Comments: Siding on the left side of the home in the back appears to have somerot; recommend continuous monitoring and repair if necessary byqualified professional.
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TrimMaterial: Wood
Condition: Satisfactory
Comments: Trim appears to be intact and in overall well maintained condition.
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SoffitMaterial: Wood
Condition: Satisfactory
FasciaMaterial: Wood
Condition: Satisfactory
FlashingMaterial: Aluminum/Steel
Condition: Satisfactory
Windows/ScreensCondition: Satisfactory
Material: Wood
Screens: Not installed
Comments: At the time of inspection, none of the windows have screens installed.
The trim of the window nearest to the garage is showing signs of woodrot; recommend repair by a qualified contractor.
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Front right window (nearest garage)
Slab-On-Grade/FoundationFoundationWall:
Poured concrete
Condition: Satisfactory
ConcreteSlab:
Not Visible
Comments: The concrete slab is not visible due to flooring materials (carpet,hardwood, tile, etc.), so the slab cannot be evaluated.
There is some evidence of concrete spalling; recommend continuousmonitoring of affected locations and have the repair completed by aqualified professional.
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Service EntryLocation: Underground
Condition: Satisfactory
Exteriorreceptacles:
YesOperable: YesCondition: Satisfactory
GFCIpresent:
NoSafety HazardRecommend GFCI Receptacles
Comments: There is only one exterior receptacle located near the patio. Thereceptacle is GFCI protected and has a broken cover; recommendrepair by licensed electrician.
Receptacle cover needed
Building Exterior Wall ConstructionType: Not Visible
Condition: Not Visible
Comments: Building structure is not visible due to siding; not evaluated.
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Exterior DoorsMainEntrance:
Weatherstripping: SatisfactoryDoor condition: Satisfactory
Patio: Weatherstripping: SatisfactoryDoor condition: Satisfactory
Rear door: Weatherstripping: SatisfactoryDoor condition: Satisfactory
Other door: N/A
Front Door Patio Door
Exterior door off kitchen
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Exterior A/CLocation: Located on the left side of the homeBrand, Model Number, & Serial Number:BRAND: International Comfort Products
MODEL NUMBER: N4A348AKB200
SERIAL NUMBER: E113401990Approximate Age: Unit was manufactured in 2011; install date isindeterminate - approximately 8 years old.
Condition: Satisfactory
Energysource:
Electric
Unit type: Air cooled
OutsideDisconnect:
YesMaximum fuse/breaker rating (amps): 60Fuses/Breakers installed (amps): Indeterminate
Level: NoRecommend re-level unit
CondenserFins:
Need cleaningSatisfactory
Insulation: YesReplace
ImproperClearance(air flow):
Yes
Comments: Outside condenser unit coils are dirty and have some debris on it;recommend cleaning
Condensing unit not level, recommend re-leveling unit as the overallperformance of the unit can be affected.
Damaged/Missing insulation recommend replacing insulation.
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Garage
TypeType: 2-Car
Automatic OpenerOperation: Operable
RoofingMaterial: Same as house
GuttersCondition: Satisfactory
Same as house
SidingMaterial: Same as house
Condition: Satisfactory
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TrimMaterial: Same as house
Condition: Satisfactory
FloorMaterial: Concrete
Condition: Satisfactory
Source ofIgnitionwithin 18" ofthe floor:
N/A
Comments: The garage floor is treated with apoxy and is in satisfactory condition.
Overhead DoorMaterial: Metal
Condition: Satisfactory
RecommendPriming/Painting Inside &Edges:
No
Comments: Garage door and opener is in normal working order, except for pressurereverse safety feature.
Electrical Receptacles
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YesOperable: Yes
Reversepolarity:
No
Openground:
No
GFCIPresent:
No
Comments: Due to the furnishings in the garage, there is limited access to all of theelectrical receptacles. The available receptacles, however, do notexhibit any issues.
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Interior
FireplaceLocation(s): Located in the living room
Type: Gas
Material: Metal (pre-fabricated)
Miscellaneous:
Damper operable: Yes
Hearthextensionadequate:
Yes
Mantel: Secure
Physicalcondition:
MarginalRecommend having flue cleaned and re-examined
Comments: There are several cracks in the prefabricated casing; recommend repairand/or replacement by a qualified contractor.
The fireplace is very dirty and the flue has evidence of built up creosote;flue should be cleaned and then re-examined by a qualified contractor.
Cracks in Fireplace
Main StaircaseCondition: Satisfactory
Handrail: SatisfactorySafety hazard
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Risers/Treads:
Satisfactory
Comments: A handrail return missing at the top of the stairs; potential safety issue -recommend a return be installed.
There are a few loose spindles on the lower balustrade; recommendrepair.
The balustrade at the top of the stairs is very loose; safety hazard -recommend repair.
The balustrade is very loose
Missing handrail return Spindles loose
Rear StaircaseCondition: Satisfactory
Handrail: Satisfactory
Risers/Treads:
Satisfactory
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Smoke/Carbon Monoxide detectorsSmokeDetector:
PresentOperable: Yes, Recommend additional
CO Detector: PresentOperable: Not tested, Recommend additionalSafety Hazard
Comments: Recommend changing smoke detectors batteries every 6 months
Recommend installation of a carbon monoxide detector near the pantrycloset where the gas water heater is housed.
Attic/Structure/Framing/InsulationAccess: Stairs
Pulldown
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Inspectedfrom:
In the attic
Location: Hallway
Flooring: Partial
Insulation: LooseMissingRecommend additional insulation
Installed in: Between ceiling joists
Vaporbarriers:
Not Visible
Ventilation: Ventilation appears adequate
Fansexhaustedto:
Attic: NoOutside: Yes
HVAC Duct: Satisfactory
Chimneychase:
Satisfactory
Structuralproblemsobserved:
No
Roofstructure:
RaftersTrussesWoodCollar ties
Ceilingjoists:
Wood
Sheathing: Plywood
Evidence ofcondensation:
No
Evidence ofmoisture:
No
Evidence ofleaking:
No
Firewallbetweenunits:
N/A
Electrical: No apparent defects
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Comments: Trusses show no major defects or damage at the time of inspection.
Rafters appear to be in overall adequate condition.
Roof sheathing, examined from the attic, show no major defects ormoisture damage.
Insulation is marginal and could be upgraded by adding additionalinsulation.
Ventilation is normal.
Chimney section in attic appears to be in satisfactory condition.
Vapor barrier is not visible.
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Living Room
Living RoomWalls &Ceiling:
Satisfactory
Moisturestains:
No
Floor: Satisfactory
Ceiling fan: Satisfactory
Electrical: Switches: Yes, OperableReceptacles: Yes, OperableOpen ground/Reverse polarity: No
Heatingsourcepresent:
Yes
Doors: Satisfactory
Comments: At the time of inspection, the windows can not be evaluated as they arepainted shut.
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Dining Room
Dining RoomWalls &Ceiling:
Satisfactory
Moisturestains:
No
Floor: Satisfactory
Ceiling fan: None
Electrical: Switches: Yes, OperableReceptacles: Yes, OperableOpen ground/Reverse polarity: No
Heatingsourcepresent:
Yes
Doors: None
Comments: At the time of inspection, the windows can not be evaluated as they arepainted shut.
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Kitchen
CountertopsCondition: Satisfactory
Eat In Kitchen Area
CabinetsCondition: Satisfactory
PlumbingFaucetLeaks:
No
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Pipesleak/corroded:
No
Sink/Faucet: Satisfactory
Functionaldrainage:
Satisfactory
Functionalflow:
Satisfactory
Walls & CeilingCondition: Satisfactory
Heating/Cooling SourceYes
FloorCondition: Satisfactory
AppliancesOven: Operable: Yes
Range: Operable: Yes
Dishwasher: Operable: Yes
Exhaust fan: Operable: Yes
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Refrigerator: Operable: Yes
Microwave: Operable: Yes
Dishwasherairgap:
No
Dishwasherdrain linelooped:
No
Receptaclespresent:
YesOperable: Yes
GFCI: YesOperable: Yes
Openground/Reverse polarity::
No
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Half Bathroom
BathLocation: Located at the rear hall on the main floor of the home
Sinks: Faucet leaks: NoPipes leak: No
Toilet: Bowl loose: NoOperable: Yes
Drainage: Satisfactory
Water flow: Satisfactory
Moisturestainspresent:
No
Doors: Marginal
Receptaclespresent:
YesOperable: Yes
GFCI: YesOperable: Yes
Openground/Reverse polarity:
No
Heat sourcepresent:
Yes
Exhaust fan: No
Comments: Exhaust fan not present.
The door seems to be misaligned and does not close properly;recommend repair.
The cabinetry floor has holes in it; recommend filling or covering thoseareas.
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Master Bedroom
RoomLocation: Located to the left at the top of the stairs
Walls &Ceiling:
Satisfactory
Moisturestains:
No
Floor: Satisfactory
Ceiling fan: Satisfactory
Electrical: Switches: Yes, OperableReceptacles: Yes, OperableOpen ground/Reverse polarity: No
Heatingsourcepresent:
Yes
Doors: Satisfactory
Windows: Poor
Comments: At the time of inspection, the windows can not be evaluated as they arepainted shut.
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Master Bathroom
BathLocation: Adjacent to master bedroom
Sinks: Faucet leaks: NoPipes leak: No
Tubs: Faucet leaks: NoPipes leak: Not Visible
Showers: Faucet leaks: NoPipes leak: Not Visible
Toilet: Bowl loose: YesOperable: Yes
Whirlpool: YesNot testedNo access door
Shower/Tubarea:
Ceramic/PlasticCondition: SatisfactoryCaulk/Grouting needed: YesWhere: Recommend caulking on the tiling of the tub, around the top ofshower, and at the lower right corner of the shower.
Drainage: Satisfactory
Water flow: Satisfactory
Moisturestainspresent:
No
Doors: Satisfactory
Window: Satisfactory
Receptaclespresent:
YesOperable: Yes
GFCI: YesOperable: Yes
Openground/Reverse polarity:
No
Heat sourcepresent:
Yes
Exhaust fan: No
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Comments: The toilet bowl is loose recommend repair.
Exhaust fan not present.
Outlets are randomly tested and have correct polarity, except as noted.
The whirlpool tub did not seem to have obvious controls available;therefore it can not be evaluated.
Right Sink
Left Sink Large hole in the cabinetry
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Center drawer misaligned
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Guest Room #1
RoomLocation: Located at the top front right of the stairs
Walls &Ceiling:
Satisfactory
Moisturestains:
No
Floor: Satisfactory
Ceiling fan: None
Electrical: Switches: Yes, OperableReceptacles: Yes, OperableOpen ground/Reverse polarity: No
Heatingsourcepresent:
Yes
Doors: Marginal
Comments: The door does not close easily; recommend repair.
At the time of inspection, the windows can not be evaluated as they arepainted.
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Guest Room #2
RoomLocation: Located at the rear right at the top of the stairs
Walls &Ceiling:
Satisfactory
Moisturestains:
No
Floor: Satisfactory
Ceiling fan: Satisfactory
Electrical: Switches: Yes, OperableReceptacles: Yes, OperableOpen ground/Reverse polarity: No
Heatingsourcepresent:
Yes
BedroomEgressrestricted:
No
Doors: Satisfactory
Comments: At the time of inspection, the windows can not be evaluated as they arepainted shut.
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Hall Bathroom
BathSinks: Faucet leaks: No
Pipes leak: No
Tubs: Faucet leaks: No
Showers: Faucet leaks: NoPipes leak: Not Visible
Toilet: Bowl loose: NoOperable: Yes
Shower/Tubarea:
Ceramic/PlasticCondition: SatisfactoryCaulk/Grouting needed: No
Drainage: Satisfactory
Water flow: Satisfactory
Moisturestainspresent:
No
Doors: Satisfactory
Receptaclespresent:
YesOperable: No
GFCI: YesOperable: Yes
Openground/Reverse polarity:
No
Heat sourcepresent:
Yes
Exhaust fan: No
Comments: Exhaust fan not present.
There are holes in the cabinetry flooring; recommend repair.
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Office/Studio
RoomLocation: Locate to the right of the home over the garage
Walls &Ceiling:
Satisfactory
Moisturestains:
No
Floor: Satisfactory
Ceiling fan: Satisfactory
Electrical: Switches: Yes, OperableReceptacles: Yes, OperableOpen ground/Reverse polarity: No
Heatingsourcepresent:
Yes
BedroomEgressrestricted:
No
Doors: Satisfactory
Comments: At the time of inspection, the windows can not be evaluated as they arepainted shut.
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Laundry Room
LaundryPipes leak: Not Visible
Heat sourcepresent:
Yes
Roomvented:
Yes
Dryervented:
Wall
Electrical: Open ground/reverse polarity: No
GFCIpresent:
No
Appliances: WasherDryer
Washerhook-uplines/valves:
Satisfactory
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Plumbing
Water serviceMain shut-off location:
Locate atop the water heater housed in the pantry closet
Water entrypiping:
CPVC Plastic
Lead otherthan solderjoints:
No
Visible waterdistributionpiping:
CPVC Plastic
Condition: Satisfactory
Flow: Satisfactory
PipesSupply/Drain:
Satisfactory
Drain/Waste/Vent pipe:
PVC
Condition: Satisfactory
Trapsproper P-Type:
Yes
Drainage: Satisfactory
Interior fuelstoragesystem:
N/A
Fuel line: CSST
Condition: Satisfactory
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Water Service Shut-off
Main Fuel Shut-off LocationLocation: Located at the bottom right next to the water heater housed in the
pantry closet
Comments: Gas meter located on the exterior of home
Water HeaterGeneral: Brand Name, Model Number, & Serial Number:
Brand: US/Craftmaster
Model Number: BFG1A4034T3NOV
Serial Number: 1149T473461Capacity: 40 gallon capacityApproximate Age: Unit was manufactured in 2011; install date isindeterminate - about 8 years old.
Type: Gas
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Combustionair ventingpresent:
Yes
Relief valve: YesExtension proper: Yes
Vent pipe: Satisfactory
Condition: Satisfactory
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Heating System
Heating SystemBrand Name, Model Number, & Serial Number:Brand: Rheem
Model and serial numbers are unknown due to the appliance'shorizontal installationUnknownSatisfactory
Energysource:
Gas
Warm airsystem:
Central system
Heatexchanger:
Sealed
Carbonmonoxide:
Tester: Monoxer II
Combustionair ventingpresent:
Yes
Controls: Disconnect: YesNormal operating and safety controls observedGas shut off valve: Yes
Distribution: Insulated flex duct
Flue piping: Satisfactory
Filter: StandardSatisfactory
When turnedon bythermostat:
Proper operation: Not tested
System notoperateddue to:
Exterior temperature
Comments: Flue is drafting properly at the time of the inspection.
Filter should be changed monthly.
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Emergency shut-off Fuel shut-off
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Electric/Cooling System
Main PanelLocation: Located in the garage
At the time of the inspection, the main electrical panel is inaccessibledue to the furnishings stored in the garage and could not be evaluated.
Comments: Main disconnect is located outside at the meter.
Outlets are randomly tested and had correct polarity, except as noted.
Evaporator CoilGeneral: Central system
Evaporatorcoil:
Not Visible
Refrigerantlines:
Satisfactory
Condensateline/drain:
To exterior
Secondarycondensateline/drain:
Present: NoNeeded: No
Operation: Differential: - 8 degrees
Condition: Satisfactory