Property Inspection Report Swe… · A Home Inspection is a non-invasive visual examination of a residential dwelling, ... significant adverse impact on the value of the real property

Inspector: David Thomason, Southern Family Home Inspections

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Southern Family Home InspectionsInspector: David Thomason

123 Sweet Tea LnInspection Prepared For: Southern Family

Agent: -

Date of Inspection: 7/19/2019Year Built: 2004 Size: 3712

Weather: Sunny 80 Deg

PROPERTY INSPECTION REPORT

Inspector: David Thomason

Southern Family Home Inspections 123 Sweet Tea Ln , Peachtree, GA

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Report Introduction

We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report if you have any questions. Remember, when the inspection is completed and the report is delivered, we are still available for any questions you may have.

Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspection of 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; this report 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 repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide.

Throughout the report we utilize icons to make things easier to find and read. Use the legend below to understand each rating icon.

Inspected – This item was inspected and is in acceptable condition for it’s age and use.

Repair/Replace - Items with this rating should be examined by a professional and be repaired or replaced.

N/I - The Item/System was Not Inspected due to safety concerns, personal judgement inaccessibility and /or concealment or seasonal conditions.

None – Item(s) did not exist in the structure at time of inspection. This categorization is the opinion of the inspector and is based on what was observed at the time of inspection. It is not intended to imply that items documented in any one category are not in need of correction. Maintenance items or latent defects left unrepaired can soon become significant defects. It should be considered very likely there will be other issues you personally may consider deficient, and you should add these as desired. There may also be defects that you feel belong in a different category, and again, you should feel free to consider the importance you believe they hold and act accordingly.


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Report Summary

Report SummaryThe 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 qualified professional. I recommend obtaining a copy of allreceipts, warranties and permits for the work done.Exterior Areas

Page 7 Item: 1 Doors • Wood deterioration observed at basement door.Suggest repairs/replacement as needed.

Interior AreasPage 11 Item: 6 Doors • The master bedroom patio door did not seal properly.

• Some of the interior doors would not latch.Bathrooms

Page 13 Item: 6 Sinks • Drain line leaks under sink in the basement bathroom.Recommend consulting a contractor for repairs.

Heating System #1Page 19 Item: 5 Registers • There was a loose register in basement room noted.


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Inspection Details A Home Inspection is a non-invasive visual examination of a residential dwelling, performed for a fee,which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or otheressential systems or portions of the home, as identified and agreed to by the Client and Inspector,prior to the inspection process.A home inspection is intended to assist in evaluation of the overall condition of the dwelling. Theinspection is based on observation of the visible and apparent condition of the structure and itscomponents on the date of the inspection and not the prediction of future conditions.A home inspection will not reveal every concern that exists or ever could exist, but only thosematerial defects observed on the day of the inspection.A material defect is a condition with a residential real property or any portion of it that would have asignificant adverse impact on the value of the real property or that involves an unreasonable risk topeople on the property. The fact that a structural element, system or subsystem is near, at or beyondthe end of the normal useful life of such a structural element, system or subsystem is not by itself amaterial defect.An Inspection report shall describe and identify in written format the inspected systems, structures,and components of the dwelling and shall identify material defects observed. Inspection reports maycontain recommendations regarding conditions reported or recommendations for correction,monitoring or further evaluation by professionals, but this is not required. All of our inspections areconducted in accordance with the InterNACHI's Residential Standards of Practice"https://www.nachi.org/sop.htm" which specifically state whats included and excluded from thestandard home inspection.1. Attendance

In Attendance: Client present

2. Home TypeHome Type: Single Family Home

3. OccupancyOccupancy: Occupied - Furnished: Heavy volume of personal and household items observed.


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Roof As with all areas of the house, we recommend that you carefully examine the roof immediately priorto closing the deal. Adequate attic ventilation, solar / wind exposure, and organic debris all affect thelife expectancy of a roof. Always ask the seller about the age and history of the roof. My evaluationof the roof is to determine if portions are damaged, missing and/or deteriorating and subject topossible leaking. Portions of the underlayment, decking, and flashing are hidden from view andcannot be evaluated by my visual inspection. My review is not a guarantee nor a certification againstroof leaks. The only way to determine whether a roof is absolutely water tight is to observe it during aprolonged rainfall. Normally, this situation is not present during our inspection. I do not inspect forhail damage as this can only be done by an expert except in the most severe cases. I do not makeany repair/replacement estimates. This can only be done by a qualified roofing contractor. Irecommend any roof repairs/replacements be performed by a qualified roofing contractor.1. Roof Condition

Inspected by walking roof.Materials: Asphalt shingles noted.

2. Flashing

3. Chimney

4. Sky Lights

5. Plumbing Vents

6. Gutter/Downspouts


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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. Driveway and WalkwayMaterials: Concrete driveway noted. • Concrete sidewalk noted.Observations:• IMPROVE: Typical cracking was observed at the concrete surfaces. Further deterioration willoccur as water expands and contracts from freeze and thaw cycles. Recommend sealing thecracks to prolong the life of the concrete.

2. Grading

3. Landscapes ObservationsObservations:• Prune or remove any plants that are in contact or proximity to home to eliminate pathways ofwood destroying insects.

4. Patio and Porch Deck

5. Stairs & Handrail

6. Fencing/Gates and WallsMaterials: Plastic

7. Main Gas ValveLocation Northwest side.

8. Water PressureObservations:• 40 Psi

9. Balcony


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10. Patio Enclosure


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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. DoorsObservations:• Wood deterioration observed at basement door. Suggest repairs/replacement as needed.

2. Window

3. SidingMaterials: Vinyl siding, wood frame construction, concrete / block foundation

4. Eaves & Facia

5. Exterior Paint


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Attic This report describes the attic access; and describes the insulation and vapor retarders used inunfinished spaces when readily accessible and the absence of insulation in unfinished spaces atconditioned surfaces. Inspectors are required to inspect insulation and vapor retarders in unfinishedspaces when accessible and passive/mechanical ventilation of attic areas, if present.There arebasically two types of attics: full and crawl type. A full attic usually has a floor and adequate space forsomeone to easily walk around. A crawl attic is usually not floored and has restricted access due tolow clearances and deep insulation. Limits of review are determined by type of attic. Water stainsaround roof penetrations such as chimneys, plumbing and heating vents are very common. Manytimes, it is difficult to determine if these stains are active as the roof sheathing cannot always be fullyvisually inspected due to low clearances and cathedral roof construction, therefore, my review is nota guarantee nor a certification against roof leaks. Insulation in the attic is one of the best ways toimprove energy/efficiency. I measure insulation by thickness. The greater the thickness, the moreresistance to heat loss.1. Access

Observations:• Pull Down Ladder located in: Master Bedroom Closet

2. Structure

3. VentilationObservations:• Under eave soffit inlet vents noted.• Ridge exhaust venting noted.• Gable louver vents noted.

4. Vent Screens

5. Insulation ConditionMaterials: Loose fill insulation noted.Depth: Insulation averages about 10-12 inches in depth

6. Exhaust Vent


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Interior/Exterior 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, theconductors, the over-current protection devices (fuses or breakers), ground fault circuit interruptersand a representative number of installed lighting fixtures, switches and receptacles. Inoperable lightfixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during aninspection, Low voltage systems, security systems, telephone systems, cable TV/satellite systems,and intercom systems are not inspected. All issues or concerns listed in this Electrical section shouldbe construed as current and a potential personal safety or fire hazard. Repairs should be a priority,and should be made by a qualified licensed electricion.1. Electrical Panel

Location: Panel box located in laundry room.

2. Grounding Rod/Wire

3. Main Amp BreakerObservations:• 150 amp

4. Service DisconnectLocation:• Service disconnect is located at the Meter.

5. Cable FeedsObservations:• There is an underground service lateral noted.

6. WiringMaterials: Copper non-metallic sheathed cable noted.

7. Switches/Wall Outlets

8. Door BellObservations:• Operated normally when tested.


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9. Ceiling FansObservations:• Operated normally when tested at time of inspection.

10. Electrical Outlets

11. GFCI

12. Smoke Detectors

13. Carbon Monoxide Detectors


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Interior Areas Interior areas consist of Bedrooms, Baths, Kitchen, Laundry, Hallways, Foyer, and other open areas.Within these areas the inspector is performing a visual inspection and will report visible damage andmoisture problems if seen. Personal items in the residence may prevent the inspector from viewingall areas of the interior.

1. Bar

2. Cabinets

3. Stairs & Handrail

4. Ceiling ConditionMaterials: Drywall ceilings noted.

5. Wall Condition

6. DoorsObservations:• The master bedroom patio door did not seal properly.• Some of the interior doors would not latch.


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7. Screen Doors

8. Fireplace(s)Location: Living RoomObservations:• Ventless gas fireplace assembly enclosure.

9. Window Condition


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Bathrooms 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. My focus in bathrooms is directed at identifyingvisible water damage and/or problems. Shower pans are visually inspected for leakage, but leaksoften do not show except when the shower has the weight of a person in it and is in actual use.Determining whether shower pans and tub/shower surrounds are water tight is beyond the scope ofthis inspection. It is very important to maintain all grout and caulking in the bath areas. Minorimperfections in caulking and grout can allow water/moisture penetration into the wall/floor areas andcause damage, which is not always visible to the inspector. Shower heads/faucets and drainstoppers, as with most mechanical fixtures will require repair and replacement at some point in time.I cannot predict future failure of these items. All bathrooms are reported in this section.1. Locations

Locations: Master Bathroom • Main Floor Bathroom • Basement Bathroom

2. Counter Tops/CabinetsObservations:• Solid Surface tops noted.

3. Mirrors

4. Tub/ShowerObservations:• Tub• Whirlpool tub observed. Tub was filled to a level above the water jets and operated to checkintake and jets. The tub was then drained to check for leaks and/or damage. Pump and supplylines were not visible or accessible.

5. Shower Stall

6. SinksObservations:• Drain line leaks under sink in the basement bathroom. Recommend consulting a contractorfor repairs.


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7. Toilets

8. Exhaust Fan

9. Floors


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Kitchen The kitchen inspection is a combination of visual and functional. Built-in appliances are operated ifpower is supplied and on at time of inspection. Oven self or continuous cleaning operations, clocks,service lights, timer devices, thermostat accuracy, and freezers/refrigerators are not inspected ortested during the inspection. Calibrations to cooking systems are not evaluated nor life expectancesgiven to dishwashers or other appliances. Portable dishwashers are not inspected, as they requireconnection to facilitate testing. Built-in dishwashers can fail at any time due to their complexity. Myreview is to determine if the system operates in a normal manner and is free of leaks and excessivecorrosion at the time of the inspection. If the unit is operable and has power supplied, my inspectionis limited to operating the unit in the normal wash cycle only. There is a time period between listing ofthe property and possession by the purchaser that varies greatly. Seals, gaskets and hoses canbecome dried out or brittle when left unoperated over a period of time. You are advised to operate allappliances, plumbing, sinks and faucets at final walk through. I cannot predict failure at any specificpoint in time.1. Cabinets/Counters

Observations:• Plastic laminate tops noted.

2. DishwasherObservations:• Manufacturer: Whirlpool

3. Garbage Disposal

4. MicrowaveObservations:• Manufacturer: Whirlpool• Manufacture date: 2011

5. Cook top condition

6. Range/OvenObservations:• Manufacturer: Frigidaire• Oven: gas burners

7. Sinks

8. Trash Compactor


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9. Vent FanObservation: Recirculating

10. RefrigeratorManufacturer: Whirlpool


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Laundry Laundry appliances are not tested or moved during the inspection and the condition of any walls orflooring hidden by them cannot be inspected. Laundry rooms on second floor or finished interiorareas should have a pan with a drain line to exterior installed under the washing machine to preventpossible water damage from leakage. Reinforced supply hoses are highly recommended instead ofstandard rubber hoses to prevent possible leaks/flooding. When out of town you should also considerturning off the water to the washing machine.1. Locations

Locations: Kitchen area

2. Dryer Vent

3. Gas Valves

4. Wash Basin

5. Washer Box


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Water Heater 1. Water Heater Condition

Observations: Gas • Mfg. Date: 2014 • Manufacture: AO SmithLocation: The heater is located in the hall closet.

2. Water TemperatureObservations:• 115 Degrees

3. Venting

4. Number Of GallonsObservations:• 50 gallons

5. PlumbingMaterials: Copper

6. Overflow ConditionMaterials: CPVC


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Heating System #1 Evaluation of the heating system is both visual and functional provided power and fuel is supplied tothe component. I am unable to inspect furnace heat exchangers for evidence of cracks or holes, asthis can only be done by dismantling the unit. This is beyond the scope of this general homeinspection. Most furnaces are designed in such a manner that inspection is almost impossible. Theinspector cannot light pilot lights or restore fuel to appliances. Safety devices are not tested by theinspector. Thermostats are not checked for calibration or timer functions. Adequacy/sizing, efficiencyor the even distribution of air throughout a building cannot be addressed by a visual inspection.Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Werecommend you evaluate these systems before closing. Subjective judgment of system capacity isnot a part of the inspection. Normal servicing and maintenance is recommended on a yearly basis.1. Heater Condition

Location: The furnace is located in the basementObservations:• Serial Number: 2404A86806• Model: FA4BNF018• Basement Unit• Est. Age: 2004

2. Venting

3. Gas Valves

4. Air Supply

5. RegistersObservations:• There was a loose register in basement room noted.


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6. FiltersLocation: Located inside heater cabinet.

7. ThermostatsObservations:• Location: Hallway

8. Condensate Removal System


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Heating System #2 1. Heater Condition

Location: The furnace is located in the atticObsevations: Type: Electric forced hot air. • Serial Number: 182121980M • Model:M4AH4P36B1B00AA • Manufacturer: Ameristar/Main Floor Unit • Est. Age: 2018

2. Venting

3. Gas Valves

4. Air Supply

5. Registers


7. ThermostatsObservations:• Location: Living room

8. Condensate Removal System


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AC Unit #1 My evaluation of the air conditioning systems is both visual and functional provided power and fuel issupplied to the component. I am not equipped to inspect the compressor for evidence of cracks orholes, as this can only be done by dismantling the unit. Safety devices are not tested by theinspector. Thermostats are used to check the system only and are not checked for calibration ortimed functions. Adequacy/sizing, efficiency or the even distribution of air throughout a buildingcannot be addressed by a visual inspection. I do not perform pressure tests on coolant systems,therefore, no representation is made regarding coolant charge or line integrity. Subjective judgmentof system capacity is not a part of the inspection. Normal servicing and maintenance isrecommended on at least a yearly basis.1. AC Unit & Compress Condition

Observations: Type: Heat Pump • Manufacturer: Ameristar/Basement Unit • Model Number:M4HHP4036A1000AB • Serial Number: 181750124M • Est. Age: 2018Location: The compressor is located on the exterior grounds.

2. Refrigerant Lines

3. Air Supply

4. Registers



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AC Unit #2 1. AC Unit & Compress Condition

Observations: Type: Heat Pump • The data plate was not readable.Location: The compressor is located on the exterior grounds.

2. Refrigerant Lines

3. Air Supply

4. Registers



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Garage/Carport Attached garages should be separated from common walls/ceilings of the house by a proper fireresistant wall/ceiling and a fire resistant door. This is to slow the migration of any smoke, fumes, orfire from entering the house in the event of a fire in the garage. Determining the heat resistancerating of firewalls is beyond the scope of this inspection. Installation of a self closer on the fire doorbetween the garage and the house is a good safety enhancement. Unfinished garages will typicallyrequire a sprinkler system for fire protection depending on the age of the house. Sprinkler systemsare beyond the scope of this inspection and are merely noted as present or not installed. Irecommend that all garage drive doors be equipped with a safety reverse device to reverse thedirection of the door if it should meet any resistance on the way down (important where children orsmall animals are present). Some older garage door openers may not have these safety devicespresent and they may not have been required when the home was built. You should considerupgrading if not already present. Garage doors require maintenance annually as they are the largestmoving item in the house. Proper maintenance will help keep door operation safe. Also the remotes,normally kept in the car, are NOT tested on a home inspection. Make sure you get the remote(s)from the seller before they are gone and verify that they work1. Floor Condition

Materials: Bare concrete floors noted.Observations:• Common cracks noted.

2. Interior Walls And Ceilings

3. Garage Door Condition

4. Garage Opener StatusObservations:• Chain drive opener noted.

5. Garage Door's Reverse StatusObservations:• Eye beam system present and operating.


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Basement/Crawlspace This report describes the foundation, floor, wall, ceiling and roof structures and the method used toinspect any accessible under floor crawlspace areas. Inspectors inspect the structural components ofthe home, including the foundation and framing, where deterioration is suspected or where clearindications of possible deterioration exist. Inspectors are not required to offer an opinion as to thestructural adequacy of any structural systems or components or provide architectural services or anengineering or structural analysis of any kind. Despite all efforts, it is impossible for a homeinspection to provide any guaranty that the foundation, and the overall structure and structuralelements of the building is sound. Foundations are inspected for evidence of water penetration andunusual cracks. Minor cracks are typical in many foundations and most do not represent a structuralproblem as all concrete/masonry products experience some degree of cracking due to shrinkage inthe drying process. Virtually all foundations are vulnerable to water seepage due to their locationbelow grade. Water seepage and moisture penetration are common problems in foundations usuallyresulting from inadequate water management above ground. Changing soil conditions and unusualweather can cause leakage even in a previously dry foundation. Most causes can be corrected byimproving drainage and grading. All exterior grades should allow for surface and roof water to flowaway from the foundation. Based on a one time review, we obviously cannot predict whether afoundation will leak in the future. Routine maintenance procedures can be performed that will helpprevent the potential for water penetration.1. Access

Location: Garage and interior stairway.

2. Walls**BASEMENT**

3. Slab Floor

4. Finished Floor

5. Plumbing MaterialsMaterials:• PVC

6. InsulationObservations:• Full view of foundation insulation was not available due to lack of access.

7. Drainage


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8. FramingObservations:• Some areas are not visible for inspection due to wall/ceilings covered which prevents reviewof structural members.

9. SubfloorObservations:• Not fully visible for inspection due to lack of access.

10. Basement/Crawlspace Ductwork

11. Main Water Shut-Off• Public Water• Location: Basement

Documents

Property Inspection Report Swe… · A Home Inspection is a non-invasive visual examination of a residential dwelling, ... significant adverse impact on the value of the real property