home inspection report -...

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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This confidential report is prepared exclusively for John Sample-Report.Grey-Scott Home Inspections, LLC

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



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


PatioMaterial: Concrete


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


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


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


Comments: Trim appears to be intact and in overall well maintained condition.

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SoffitMaterial: Wood


FasciaMaterial: Wood


FlashingMaterial: Aluminum/Steel


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


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


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.


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


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TrimMaterial: Same as house


FloorMaterial: Concrete


Source ofIgnitionwithin 18" ofthe floor:

N/A

Comments: The garage floor is treated with apoxy and is in satisfactory condition.

Overhead DoorMaterial: Metal


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



Yes

Doors: None


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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


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




Yes

Doors: Satisfactory

Windows: Poor


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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.




No

Doors: Satisfactory

Window: Satisfactory

Receptaclespresent:

YesOperable: Yes



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



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




Yes

BedroomEgressrestricted:

No

Doors: Satisfactory


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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




No

Doors: Satisfactory

Receptaclespresent:

YesOperable: No



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




Yes

BedroomEgressrestricted:

No

Doors: Satisfactory


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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


Flow: Satisfactory

PipesSupply/Drain:

Satisfactory

Drain/Waste/Vent pipe:

PVC


Trapsproper P-Type:

Yes


Interior fuelstoragesystem:

N/A

Fuel line: CSST


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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


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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


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