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THS Real Estate Inspections, Inc.Property Inspection Report

Cover Page

5550 Highland Preserve Dr, Mableton, GaInspection prepared for: Barbara Mungin

Real Estate Agent: Lamar Golar - Coldwell Banker Atlanta

Date of Inspection: 3/9/2017 Time: 9am Weather: Clear and 47&

Inspector: Thomas StephensLicense # 76351

4188 Westchester Crossing, Roswell, GA 30075Phone: 770-403-8985

Email: [email protected]

THS Real Estate Inspections, Inc. 5550 Highland Preserve Dr, Mableton, Ga

Page 1 of 59

Invoice 1. Invoice

Materials: Invoice for Today's Inspection Due Day of Inspection

Inspection Price $450

Amount Paid $450

Amount Due: $0

Please remit payment to:

THS, Inc. 4188 Westchester Crossing Roswell, Ga. 30075

THANK YOU FOR YOUR BUSINESS!

Thomas (Buzzy) Stephens


Page 2 of 59

Inspection Details We appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Call us after you have reviewed your report, so we can go over any questionsyou may have. Remember, when the inspection is completed and the report is delivered, we are stillavailable to you for any questions you may have, throughout the entire closing process.Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspectionof the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed; thisreport will focus on safety and function, not current code. This report identifies specific non-code,non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repairany critical concerns and defects. Note that this report is a snapshot in time. We recommendthat you or your representative carry out a final walk-through inspection immediately beforeclosing to check the condition of the property, using this report as a guide. 1. Attendance

In Attendance: No other parties present at inspection.

2. OccupancyOccupancy: Vacant


Page 3 of 59

Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms,Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist ofhallways, foyer, and other open areas. Within these areas the inspector is performing a visualinspection and will report visible damage, wear and tear, and moisture problems if seen. Personalitems in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert shouldbe consulted if you would like further testing.

1. BarNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

2. Ceiling FansNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

3. ClosetsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

4. Door BellNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

5. DoorsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• Rear basement room door is off• Recommend having professional contractor inspect and repair as needed.


Page 4 of 59

6. Smoke DetectorsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

7. Stairs & HandrailNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

8. Ceiling ConditionNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: There are drywall ceilings noted.Observations:• Front study ceiling Sheetrock tape seams need sealing but cosmeticonly..no problem

9. Wall ConditionNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Drywall walls noted.

10. Floor ConditionNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Hardwood floors installed • Carpet installed

11. FireplaceNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Family Room • Basement


Page 5 of 59

12. Window ConditionNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Windows are double pane • Wood framed double hung windownoted.

13. Window-Wall AC or HeatNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

14. Central VacNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 6 of 59

15. Whole house fanNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 7 of 59

Bedrooms The main area of inspection in the bedrooms is the structural system. This means that all walls,ceilings and floors will be inspected. Doors and windows will also be investigated for damage andnormal operation. Personal items in the bedroom may prevent all areas to be inspected as theinspector will not move personal items.

1. DoorsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

2. Wall ConditionNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X



problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: There are drywall ceilings noted.

4. Ceiling FansNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

5. ClosetsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• The front middle bedroom closet door ball-catch did not engage with doorlatch when tested and needs adjustment/repair• Recommend having professional contractor inspect and repair as needed


Page 8 of 59


problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Flooring Types: Carpet is noted.

7. Smoke DetectorsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• The hallway smoke detectors operated during the inspection. Be advisedthat smoke detectors are not installed in the bedrooms as is now required. Irecommend installing them in each sleeping area for backup and maximumfire safety.

8. Window-Wall AC or HeatNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 9 of 59

Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets.Because of all the plumbing involved it is an important area of the house to look over. Moisture in theair and leaks can cause mildew, wallpaper and paint to peel, and other problems. The homeinspector will identify as many issues as possible but some problems may be undetectable due toproblems within the walls or under the flooring..

1. LocationsLocations: Master Bathroom • Main Floor Bathroom • Jack and jill bath •Basement Bathroom

2. Bath WallsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


4. DoorsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

5. Exhaust FanNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Ceramic tile is noted.

7. PlumbingNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

8. Bath TubsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 10 of 59

9. ShowersNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

10. Shower WallsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• Ceramic tile noted.

11. SinksNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• The left master bath drain stopper(s) is/are missing• Recommend having licensed plumber inspect and repair all problems.


Page 11 of 59

12. ToiletsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 12 of 59

Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include astove, dishwasher, sink and other appliances.

1. DoorsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

2. DishwasherNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

3. Garbage DisposalNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 13 of 59

4. MicrowaveNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

5. Cook top conditionNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

6. Oven(s)No

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 14 of 59

7. Vent ConditionNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Exterior Vented

8. SinksNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

9. RefrigeratorNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• Ice maker didn't work or work properly.• Water dispenser in door didn't work.• Basement refrigerator was not operating and moldy inside when inspected• Recommend having professional appliance contractor inspect andrepair/replace as needed.


Page 15 of 59

10. Trash CompactorNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Hardwood flooring is noted.


problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X



Page 16 of 59

13. Wall ConditionNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Drywall walls noted. • Walls are clad in ceramic tile.

14. CountersNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• Granite tops noted.

15. CabinetsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 17 of 59

16. Ice MakerNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• The ice maker was not operational at time of inspection.• Recommend having professional appliance contractor inspect and repair asneeded.


Page 18 of 59

Laundry 1. Locations

Locations: Off 2nd floor hallway

2. Dryer VentNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• The dryer vent terminates in attic due to disconnected pipe• Recommend having professional contractor inspect and repair/replace ventfor proper ventilation.

3. Gas ValvesNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

4. SinkNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Sheet vinyl flooring is noted.


Page 19 of 59

6. PlumbingNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

7. Wall ConditionNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X



problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X



Page 20 of 59

9. DoorsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

10. Washing machine/DryerNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 21 of 59

Heating and Air The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is theclimate control system for the structure. The goal of these systems is to keep the occupants at acomfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs ata minimum. The HVAC system is usually powered by electricity and natural gas, but can also bepowered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls.For a more thorough investigation of the system please contact a licensed HVAC service person.

1. HeatingNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: 2005 furnace(s) at basement • 2005 furnace(s) at attic • 2005 heatpump at basement

2. Furnace Gas ventNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Double wall Type B gas vent pipe

3. Gas SupplyNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

4. AC Compress ConditionNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Compressor Type: ElectricLocation: The 2000 2 ton 20 amp, 2005 3 ton 35 amp, and 2014 3 ton 35amp compressor(s) is/are located at the right side of the house.Observations:• Recommend asking seller for info on humidifier..I was unable to operate itwithout instructions


Page 22 of 59

5. AC EvaporatorNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

6. Refrigerant LinesNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

7. Thermostat(s)No

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

8. DuctworkNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

9. FiltersNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Location: Located in ductwork slot adjacent to furnace/heat pump


Page 23 of 59


Page 24 of 59

Water Heater 1. Water Heater

Noproble

msfound

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: 2006 50 gallon gas water heater located at basement

2. Vent PipeNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

3. Expansion TankNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

4. T&P ValveNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 25 of 59

5. Gas Supply PipeNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 26 of 59

Garage 1. Garage House Door

Noproble

msfound

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

2. Garage stairsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

3. WallsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Bare concrete floors noted.


Page 27 of 59

5. CeilingNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

6. Garage DoorNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Roll-up door noted. • Aluminum • Wood

7. Garage Door SpringsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 28 of 59

8. Garage Door OpenerNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

9. Mud SinkNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 29 of 59

Electrical This report describes the amperage and voltage rating of the service, the location of the maindisconnect and any sub panel(s), the presence of solid conductor aluminum branch circuit wiring, thepresence or absence of smoke detectors and wiring methods. Inspectors are required to inspect theviewable portions of the service drop from the utility to the house, the service entrance conductors,cables and raceways, the service equipment and main disconnects, the service grounding, theinterior components of the service panels and sub panels, the conductors, the over-currentprotection devices (fuses or breakers), ground fault circuit interrupters and a representative numberof installed lighting fixtures, switches and receptacles. All issues or concerns listed in this Electricalsection should be construed as current and a potential personal safety or fire hazard. Repairs shouldbe a priority, and should be made by a qualified, licensedelectrician.

1. Service From SteetNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• There is an underground service lateral noted.

2. Electrical DisconnectNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• 200 amp main disconnect is located at meter


Page 30 of 59

3. Electrical GroundingNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

4. Main Panel BoxNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Main panel is located at basement

5. SubpanelNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Subpanel is located next to main panel


Page 31 of 59

6. Breakers/FusesNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Copper non-metallic sheathed cable noted.

7. Exterior LightsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

8. Exterior & Garage OutletsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

9. Exterior WiringNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

10. Interior LightsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• The following interior lights did not work when tested: family room overfireplace, basement kitchen ceiling fan light• Recommend having light repaired, likely just a burned out bulb, and hirelicensed electrician if bulb does not fix problem

11. Interior OutletsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 32 of 59

12. Inteiror WiringNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

13. Interior SwitchesNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• The following light switches were inoperable when tested: right side of 2ndfloor stairs double switch (appears this would control the stairs sconse lights)• Recommend having licensed electrician inspect and repair for safety.


Page 33 of 59

Roof As with all areas of the house, we recommend that you carefully examine the roof immediately priorto closing the deal. Note that walking on a roof voids some manufacturer’s warranties. Adequateattic ventilation, solar / wind exposure, and organic debris all affect the life expectancy of a roof. Always ask the seller about the age and history of the roof. On any home that is over 3 years old,experts recommend that you obtain a roof certification from an established local roofing company todetermine its serviceability and the number of layers on the roof. We certainly recommend this forany roof over 5 years of age. Metal roofs in snow areas often do not have gutters and downspouts,as there is a concern that snow or ice cascading off the roof may tear gutters from the house. Likewise, be advised that such cascading may cause personal injury or even death. If this househas a metal roof, consult with qualified roofers or contractors regarding the advisability of installing adamming feature which may limit the size and amount of snow / ice sliding from the roof. 1. Roof

Noproble

msfound

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Asphalt shingles installed • Metal roofing installed

2. FlashingNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

3. Roof VentilationNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• There is ridge vent installed• There are soffit vents installed


Page 34 of 59

4. Plumbing BootsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

5. GutterNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• The gutters are full of debris in places and need to be cleaned out• Recommend having professional contractor inspect/ clean gutters


Page 35 of 59

6. DownspoutsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

7. ChimneyNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

8. Spark ScreenNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

9. Sky LightsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 36 of 59


Page 37 of 59

Attic This report describes the method used to inspect any accessible attics; and describes the insulationand vapor retarders used in unfinished spaces when readily accessible and the absence of insulationin unfinished spaces at conditioned surfaces. Inspectors are required to inspect insulation and vaporretarders in unfinished spaces when accessible and passive/mechanical ventilation of attic areas, ifpresent.

1. AccessNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• Attic access is provided via folding access ladder.

2. FramingNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 38 of 59

3. DraftstoppingNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• Drafstopping is missing at attic floor opening(s) at East end as needed toprevent the rapid spread of a fire at lower floor to attic. This can be sealed offwith any material as long as it is not a combustible material touching a gasvent pipe.• Recommend having professional contractor inspect and installdraftstopping at all areas of attic floor/chimney chase opening for fire safety

4. VentilationNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• Under eave soffit inlet vents noted.• Ridge exhaust venting noted.

5. Vent ScreensNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

6. Plumbing VentNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

7. Insulation ConditionNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Blown in fiberglass insulation noted.


Page 39 of 59

8. ChimneyNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

9. Bath/Kitchen exhaustNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

10. Rodent ActivityNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• There are rodent tunnels in the attic insulation indicating either current orpast infiltration.• There are rodent feces visible in the attic• Recommend having a professional wildlife exterminator inspect, treat, andseal as needed (this may include replacing the insulation if activity is deemedto have been to the level by the exterminator).


Page 40 of 59

Exterior Areas This section describes the exterior wall coverings and trim. Inspectors are required to inspect theexterior wall coverings, flashing, trim, all exterior doors, the stoops, steps porches and theirassociated railings, any attached decks and balconies and eaves, soffits and fascias accessible fromground level.

1. Exterior DoorsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations: The basement egress door won't latchRecommend having professional contractor inspect and repair all damagedexterior doors.

2. Siding ConditionNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: The home has brick siding/veneer. • The home has hardcoatstucco installed (concrete material). A thorough stucco inspection by aprofessional stucco inspector is advised as that is not part of this inspection.


Page 41 of 59

3. ShuttersNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• Left end shutter shutter dog is off• Recommend having professional contractor inspect and repair shutters

4. Door trimNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• Both sides of front door trim are rotted• Recommend having professional contractor inspect and repair/replace doortrim as needed and paint to match

5. Window TrimNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: The exterior trim is the following type: • Wood


Page 42 of 59

6. Window GlazingNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

7. Soffit/Fascia/RakeNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• There is rotted fascia and soffit at rear• Recommend having professional contractor inspect and repair/replace allproblems to soffit/fascia/rake trim

8. Garage TrimNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

9. Corner boardsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

10. Horizontal TrimNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

11. Paint/StainNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• The exterior trim needs to be caulked and painted at many areas to seal.• Recommend having professional painter inspect the home andscrape,caulk,prime, and paint as needed to seal home


Page 43 of 59


Page 44 of 59

Crawl Space This report describes the foundation, floor, wall, ceiling and roof structures and the method used toinspect any accessible under floor crawlspace areas. Inspectors inspect and probe the structuralcomponents of the home, including the foundation and framing, where deterioration is suspected orwhere clear indications of possible deterioration exist. Probing is not done when doing so willdamage finished surfaces or when no deterioration is visible or presumed to exist. Inspectors are notrequired to offer an opinion as to the structural adequacy of any structural systems or components orprovide architectural services or an engineering or structural analysis of any kind. Despite all efforts,it is impossible for a home inspection to provide any guaranty that the foundation, and the overallstructure and structural elements of the building is sound.


Page 45 of 59

Grounds Inspectors shall inspect adjacent or entryway walkways, patios, and driveways; vegetation, grading,surface drainage, and retaining walls that are likely to adversely affect the building.

1. DrivewayNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Concrete and stine driveway noted

2. SidewalkNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Concrete

3. GradingNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 46 of 59

4. Vegetation ObservationsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• There are bushes, ivy, etc touching the house. Recommend havinglandscaper cut all vegetation away from the house. This will help controlmoisture and insect problems.• There are tree(s) within 10 feet of the foundation of the house (front rightcorner and left rear corner) . This can cause foundation issues over time asthe root system grows• Recommend having professional landscaper inspect and repair allproblems as needed.• Recommend having professional tree contractor inspect and advise on alltrees that should be removed/cut and do so as needed.

Front right tree in roof5. Fencing

Noproble

msfound

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Wood


Page 47 of 59

6. Retaining wallNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: CrosstiesObservations:• The crosstie wall is not visible due to ivy.

7. Front porchNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Brick porch • Porch has brick steps


Page 48 of 59

8. Front Porch StepsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• There is an open gap where the front steps connect to the front porch thatshould be sealed to keep water out• Recommend having professional contractor inspect and repair the steps asneeded

9. Front porch railingNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 49 of 59

10. DeckNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• The following problems were found with the rear deck:• The deck posts are not adequately laterally and diagonally braced to thedeck ledger (pole brackets should have bolts with a washer and nut tosecure..and diagonal bracing is needed). If post can not be bolted to the deckthen typically a rafter tie is connected to both at each post to provide amechanical attachment.• The corner of the screen porch has a roof load-supporting post with bearingon only fully cantilevered section of deck which in my opinion does notprovide proper support and is unsafe..and the adjacent 2 joists are overcantilevered as well• Recommend having professional deck contractor inspect and repair allproblems to insure deck safety.

11. Deck StairsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 50 of 59

12. PatioNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• The patio stone and concrete has common cracks that should be sealed tokeep water out. This will help prevent further cracking.• Recommend having professional contractor inspect and repair patio asneeded.

13. Screen PorchNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

14. SprinklersNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 51 of 59


Page 52 of 59

Basement 1. Stairs

Noproble

msfound

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

2. RailingsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

3. Foundation WallsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Poured concreteObservations:• The basement foundation exterior foundation drain line ends should beexposed to drain if needed and are not visible• Recommend having professional contractor inspect, locate, and exposefoundation drain line ends to drain

4. InsulationNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X X

5. Slab FloorNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• Common cracks noted in the basement floor. This is not a concern at thistime but recommend monitoring for any change.

6. Finished FloorNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 53 of 59

7. Wall FramingNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X X

8. Ceiling FramingNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X X

9. Finished CeilingNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 54 of 59

Plumbing 1. Water Service

Noproble

msfound

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: CopperMaterials: In basement over water heater

2. Water PressureNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Observations:• The water pressure was tested and the found to be in the normalrange...anything over 80 psi indicates the pressure regulator is defective andshould be replaced.

3. Pressure RegulatorNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X


Page 55 of 59

4. DefectsNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Copper

5. Exterior Faucet ConditionNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Location: Front of structure. • Rear side of house.

6. Waste PlumbingNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: PVC piping


Page 56 of 59

7. Gas ServiceNo

problems

found

MinorProble

m

MajorProble

m

N/A Not (ornot

fully)Visible

X

Materials: Natural gas supplyObservations:• Deck gas line is turned off but should be capped if not used• Recommend having contractor cap the deck gas pipe end for safety


Page 57 of 59

Report Summary Report Summary

The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expense to correct or items I would like to draw extra attentionto. The summary is not a complete listing of all the findings in the report, and reflects the opinion ofthe inspector. Please review all pages of the report as the summary alone does not explain all of theissues. All repairs should be done by a licensed & bonded tradesman or qualified professional. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.Interior AreasPage 3 Item: 5 Doors • Rear basement room door is off

• Recommend having professional contractor inspect andrepair as needed.

BedroomsPage 7 Item: 5 Closets • The front middle bedroom closet door ball-catch did not

engage with door latch when tested and needsadjustment/repair• Recommend having professional contractor inspect andrepair as needed

BathroomPage 10 Item: 11 Sinks • The left master bath drain stopper(s) is/are missing

• Recommend having licensed plumber inspect and repair allproblems.

KitchenPage 14 Item: 9 Refrigerator • Ice maker didn't work or work properly.

• Water dispenser in door didn't work.• Basement refrigerator was not operating and moldy insidewhen inspected• Recommend having professional appliance contractorinspect and repair/replace as needed.

Page 17 Item: 16 Ice Maker • The ice maker was not operational at time of inspection.• Recommend having professional appliance contractorinspect and repair as needed.

LaundryPage 18 Item: 2 Dryer Vent • The dryer vent terminates in attic due to disconnected pipe

• Recommend having professional contractor inspect andrepair/replace vent for proper ventilation.

Heating and AirPage 21 Item: 4 AC Compress

Condition• Recommend asking seller for info on humidifier..I wasunable to operate it without instructions

ElectricalPage 31 Item: 10 Interior Lights • The following interior lights did not work when tested: family

room over fireplace, basement kitchen ceiling fan light• Recommend having light repaired, likely just a burned outbulb, and hire licensed electrician if bulb does not fix problem

Page 32 Item: 13 Interior Switches • The following light switches were inoperable when tested:right side of 2nd floor stairs double switch (appears this wouldcontrol the stairs sconse lights)• Recommend having licensed electrician inspect and repairfor safety.

Roof


Page 58 of 59

Page 34 Item: 5 Gutter • The gutters are full of debris in places and need to becleaned out• Recommend having professional contractor inspect/ cleangutters

AtticPage 38 Item: 3 Draftstopping • Drafstopping is missing at attic floor opening(s) at East end

as needed to prevent the rapid spread of a fire at lower floorto attic. This can be sealed off with any material as long as itis not a combustible material touching a gas vent pipe.• Recommend having professional contractor inspect andinstall draftstopping at all areas of attic floor/chimney chaseopening for fire safety

Page 39 Item: 10 Rodent Activity • There are rodent tunnels in the attic insulation indicatingeither current or past infiltration.• There are rodent feces visible in the attic• Recommend having a professional wildlife exterminatorinspect, treat, and seal as needed (this may include replacingthe insulation if activity is deemed to have been to the level bythe exterminator).

Exterior AreasPage 40 Item: 1 Exterior Doors The basement egress door won't latch

Recommend having professional contractor inspect and repairall damaged exterior doors.

Page 41 Item: 3 Shutters • Left end shutter shutter dog is off• Recommend having professional contractor inspect andrepair shutters

Page 41 Item: 4 Door trim • Both sides of front door trim are rotted• Recommend having professional contractor inspect andrepair/replace door trim as needed and paint to match

Page 42 Item: 7 Soffit/Fascia/Rake • There is rotted fascia and soffit at rear• Recommend having professional contractor inspect andrepair/replace all problems to soffit/fascia/rake trim

Page 42 Item: 11 Paint/Stain • The exterior trim needs to be caulked and painted at manyareas to seal.• Recommend having professional painter inspect the homeand scrape,caulk,prime, and paint as needed to seal home

GroundsPage 46 Item: 4 Vegetation

Observations• There are bushes, ivy, etc touching the house. Recommendhaving landscaper cut all vegetation away from the house.This will help control moisture and insect problems.• There are tree(s) within 10 feet of the foundation of thehouse (front right corner and left rear corner) . This can causefoundation issues over time as the root system grows• Recommend having professional landscaper inspect andrepair all problems as needed.• Recommend having professional tree contractor inspect andadvise on all trees that should be removed/cut and do so asneeded.

Page 47 Item: 6 Retaining wall • The crosstie wall is not visible due to ivy.Page 48 Item: 8 Front Porch Steps • There is an open gap where the front steps connect to the

front porch that should be sealed to keep water out• Recommend having professional contractor inspect andrepair the steps as needed


Page 59 of 59

Page 49 Item: 10 Deck • The following problems were found with the rear deck:• The deck posts are not adequately laterally and diagonallybraced to the deck ledger (pole brackets should have boltswith a washer and nut to secure..and diagonal bracing isneeded). If post can not be bolted to the deck then typically arafter tie is connected to both at each post to provide amechanical attachment.• The corner of the screen porch has a roof load-supportingpost with bearing on only fully cantilevered section of deckwhich in my opinion does not provide proper support and isunsafe..and the adjacent 2 joists are over cantilevered as well• Recommend having professional deck contractor inspectand repair all problems to insure deck safety.

Page 50 Item: 12 Patio • The patio stone and concrete has common cracks thatshould be sealed to keep water out. This will help preventfurther cracking.• Recommend having professional contractor inspect andrepair patio as needed.

BasementPage 52 Item: 3 Foundation Walls • The basement foundation exterior foundation drain line ends

should be exposed to drain if needed and are not visible• Recommend having professional contractor inspect, locate,and expose foundation drain line ends to drain

PlumbingPage 56 Item: 7 Gas Service • Deck gas line is turned off but should be capped if not used

• Recommend having contractor cap the deck gas pipe endfor safety

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