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Atlanta Sample Home Inspection Report

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This is an Atlanta Sample Home Inspection Report. This was provide by Quality Atlanta Home Inspections and Joe Griggs.

This is an Atlanta Sample Home Inspection Report. This was provide by Quality Atlanta Home Inspections and Joe Griggs.

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Atlanta Sample Home Inspection Report Atlanta Sample Home Inspection Report Document Transcript

  • Home Inspection Report for Mr. & Mrs. Home Buyer 1234 America Dr., Around, GA 30014 Prepared and Presented byJoe Griggs, ICC, GAHI Certified Inspector® Certified Master Inspector® (770) 722-2794 1
  • INSPECTION REPORTOn August 26, 2008, a field inspection of property at 1234 America Dr.,Around, GA 30014 was made for Mr. and Mrs. Home Buyer; Joseph Griggsmade the inspection.The purpose of the investigation was to observe, qualify, and record variousdefects, cracks and misalignment occurring in the structure pursuant to ananalysis of the cause.Items have been documented that may need to be corrected, changed, arepossibly out of code, or items that should be brought up to the minimumstandards set forth by the construction industry.General weather conditions: Temperature: at start 82°F, 1:00pm at finish 82°F, 5:45pm Cloud cover: overcast Moisture: rain most of the day Facing orientation: North A. Exterior: a. construction date: Approx. 2003 b. style: traditional two story c. sheathing: brick veneer with cement fiber board siding and trim d. foundation: poured concrete on full basement e. roofline, pitch, and shingles: gable and hip roofline, steep pitch, asphalt composition shingles with visible underlayment f. window type: double track insulated glass in wood framing g. drive and garage: concrete drive on left front to one double and one single garage, one double and one single rollup composition frame doors, power opener in place h. visible drainage: drainage from left to right side toward curb at right side, house rests on corner lot approximately 30 feet from curb i. landscape: grass on all sides, medium to large size mature shrubs across front face of house, medium to large size trees of mixed variety on left side and rear of house, trees limbs to left rear corner appear to be in contact with roof j. dwelling occupied: no k. persons present at inspection: client and agent 2
  • Left side front Front and right side Right and center rear Left rear The following is letter referencing for specified sections of report.Notation reference: S=satisfactory U=unsatisfactory N/A=not applicable Y=yes N=no Roof 1. Roof line inspected from ground using high powered binoculars; concerns found. 2. Small nail pops and shingle undulation present in various locations, potential for wind lift during high wind storm conditions, recommend qualified roofing contractor secure effected areas. See next page for additional picture reference. 3 View slide
  • 3. Leak evidence found inside laundry room appears to be coming form roof dryer vent, repair required. Dryer ventSee next page for attic area for leakage evidence. 4 View slide
  • Leak evidence in attic4. Remove nail found in ridge cap to upper left side gable.Chimney Cricket S Flashing S Flue Cap S5. Comments:Porch/stoop Type and location: Condition S Steps, type S, brick________________________ Handrail type S, metal_________________________ Picket space S GFCI/1987> S, reset found in basement6. Comments: noneDeck Type material __PPT________ Attachment to Structure S, see comment Support type S, 6x6 posts Picket spacing S 5
  • Steps an stringers S Handrails U, see comment GFCI/1987> S, reset in basement Flashing on siding S7. Comments: Steps to deck lack graspable hand rail as required at time of original construction, recommend installing. R315.2 Handrail grip size. Handrails shall have either a circular cross section with a diameter of 1 ¼ (32 mm) to 2 inches (51 m), or a noncircular cross section with a perimeter dimension of at least 4 inches (102 mm) but not more than 6 ¼ inches (159 mm) and a largest cross section dimension not exceeding 2 ¾ inches (69.9mm). Edges shall have a minimum radius of 1/8 inch (3.2 mm). (Effective January 1, 2002).Gutter: Present Downspouts: open-ended8. Comments: Gutters in various locations appear to have leaf, straw, and limb debris present; clogging gutters can allow for water overflow into soffit and fascia boards as well as deteriorate over time, recommend cleaning as soon as possible. Sampling only, other areas of similar conditions present but not pictured.9. Open downspouts to ground contact pose an erosion concern, recommend piping downspouts away from foundation. 6
  • Additional components to house general:Trim, type _wood____________________ condition: _good___________________Screens, type _vinyl_________________ condition: _good___________________Doors, type _wood and clad _______ condition: _good___________________Ext. paint _Siding and trim___________ condition: _fair___________________10. Comment: Lintel above various windows and doors appear to lack required weep screeds as required for adequate moisture ventilation where flashing has been placed behind brick veneer. Sampling only, other areas of similar conditions present but not pictured. Weep holes have been installed in some areas. R703.7.2.1 Support by steel angle. ….Flashing and weep holes shall be located in the masonry veneer wythe…..11. Foundation drain behind AC compressor appears to have water trapped between compressor and drain outlet. Potential for moisture to backup into basement area, recommend qualified contractor examine for further assessment. Drainage outlet located behind main floor large AC unit. 7
  • B. Interior The following is letter referencing for specified sections of report.Notation reference: S=satisfactory U=unsatisfactory N/A=not applicable Y=yes N=no Windows, doors 1. Comments: Various windows appear to be stuck closed, fire safety concern; all window required to be operational. Walls, ceiling Type: sheetrock, hardboard on wood framing 2. Comments: Water stains found on ceiling of laundry room; see previous note in section A item 3. Fireplace 3. Standards checked, one concern found, two fireplaces present. Location _living room____ Fire brick condition S Flue condition S Gas logs N/A Gas line S, starter element only 4. Comments: none Location _family room____ Fire brick condition U, crack in back panel Flue condition S Gas logs N/A Gas line U, missing head cover 5. Comments: Back fire brick panel for fireplace in family room is cracked, recommend replacing; additionally, gas starter is missing head cover. Crack in back panel of fireplace Missing gas starter cover 8
  • Kitchens Floor type S_wood__________ Doors S Windows S GFCI receipt. 1987> S Oven, mfg. __Whirlpool________ S, electric type double, wall mount Cook surface mfg. _Whirlpool____ S, gas type Vent hood mfg. Whirlpool_______ S, down draft on cook surface Dishwasher mfg. _Whirlpool_____ S Air gap S Built-in microwave _none in place N/A Sink water diverter _Moen ________S Waste disposal mfg. InSink Erator_ S Wiring connection S Cabinet doors, drawers S6. Comments: None.Laundry Stand pipe connection S Water line connection S Laundry tray/tub S Gas connection N/A Dryer vent connection U, water inside vent connector Door S GFCI Ga. Amend. 2003> U, wall receptacle not GFCI protected7. Comments: None additional.Bathrooms Master bath _main floor right rear Tub caulking S garden type Y jetted Y GFCI 1984> Y, location __right rear service panel equip. access Y, location___ toilet closet________ Tempered glass S Water faucet S Shower control N/A Waste water stopper S Shower stall, caulk S faucet control S Sink/vanity caulking S faucet S 9
  • stopper U, right vanity sink stopper would not hold in closed position GFCI 1984> S, control reset for upper floor baths Toilet S Vent, window S Door S8. Comments: Waste water stopper to right vanity would not hold in closed position, adjustment needed. 2nd bath location_ upper level right side_ tub, caulking S faucet S show control S stopper S Sink/vanity caulking S faucet S stopper S GFCI 1984> S, reset in master bath Toilet S Vent, window S Door S9. Comments: none 3rd bath location __upper level front center______ tub, caulking S faucet S show control S stopper S Sink/vanity caulking S faucet S stopper S GFCI 1984> S, reset in master bath Toilet S Vent, window S Door S10. Comments: none 10
  • 4th bath location __upper level left side______ tub, caulking S faucet S show control S stopper S Sink/vanity caulking S faucet S stopper S GFCI 1984> S, reset in master bath Toilet S Vent, window S Door S11. Comments: none 5th bath location __basement______ tub, caulking S faucet S show control S stopper S Sink/vanity caulking S faucet S stopper S GFCI 1984> S Toilet S Vent, window S Door S12. Comments: none half bath location __main floor_______________________ Sink/vanity caulking S faucet S stopper S GFCI 1984> S, reset in master bathroom Toilet S Vent, window S Door S13. Comments: noneBedrooms Master bedroom location __ main floor right side___ Smoke detector U, unit note in place Doors S Windows U, as noted previously Walls ceiling S Closet light S 11
  • Outlets, switches S Fire access S14. Comments: Smoke detector outside master bedroom is not in place, installation required per fire code. Bedroom 2 location _upper right side_____________________ Smoke detector S Doors S Windows U, as noted previously Walls ceiling S Closet light S Outlets, switches U, AFCI failed, see electrical section Fire access S15. Comments: See electrical section concerning Arch Fault Circuit Interrupt breaker, AFCI. Bedroom 3 location __upper rear__________________________ Smoke detector S Doors S Windows U, as noted previously Walls ceiling S Closet light S Outlets, switches S, for left room, U for main room, AFCI concern Fire access S16. Comments: See electrical section as previously noted Bedroom 4 location __upper level center front_________________ Smoke detector S Doors S Windows U, as noted previously Walls ceiling S Closet light S Outlets, switches S, for left room, U for main room, AFCI concern Fire access S17. Comments: See electrical section as previously noted. Bedroom 5 location __upper level left front_________________ Smoke detector S Doors S Windows U, as noted previously Walls ceiling S Closet light S Outlets, switches S, 12
  • Fire access S18. Comments: none additional. Bedroom 6 location __upper level center front_________________ Smoke detector S Doors S Windows U, as noted previously Walls ceiling S Closet light S Outlets, switches S Fire access S19. Comments: none.Hallway Smoke detectors S, upper level only Banister and pickets S Steps tread S Overhead clearance S Outlets placement S20. Comments: none additional.Garage Fire blocking, sheet rock S Power opener 1, right door U, see comment Power opener 2, left door S GFCI after 1981 S, reset located in right rear basement21. Comment: Double garage door appears to require repair at top brace, section appear to be detached. Care should be taken in operating door until correction is made by qualified garage door technician. 13
  • C. Attic The following is letter referencing for specified sections of report.Notation reference: S=satisfactory U=unsatisfactory N/A=not applicable Y=yes N=no 1. Comments: access type, three areas present, knee wall door in right rear bedroom, door off left bedroom, and pull down staircase in upper hallway. 2. Attic area site built with standard grade lumber for construction date, 2x6 rafters and 2x8 ceiling joists, space on 16 inch centers. 3. Insulation pink fiber blown in type and rolled batting type to approximately10.5 inches thickness, approximately R-30. 4. Ventilation by eave vents and box roof vent. 5. Additional items checked: Fire blocking, vent areas S Roof exhaust fan N/A Whole house fan N/A Vent stacks S Leak evidence U, see note in section A item 3. Appliances in place Y, furnace air handler for upper floor 6. Comments: Various roof rafters for left roofline lack full contact with ridge board as required. Potential for stress crack could occur to cut edge of rafter below ridge board. Recommend 2x2 fill board to be added. 14
  • D. Basement Check form: Access S Ventilation S Fire blocking S Moisture condition S Support type S, exposed areas are 6x6 stud wall GFCI (if unfinished) 1990 S Anchors/ straps S1. Basement on poured foundation, 2x6 stud walls in standard grade lumber, visible interior load bearing walls 2x6 stud wall, laminated headers and girders appear in place.2. Basement is fully finished with hardboard walls and ceiling with exception of two utility areas; one on left side and one of right rear corner, house furnace air hander, water heater, and power service panel in each utility area.3. Rolled batting insulation found in unfinished areas is installed backward. Paper vapor barrier required to inside tempered area to reduce condensation on exterior walls. Paper vapor barrier goes to inside area not to exterior wall Exterior wall4. Main water supply line with cutoff and pressure reducing valve located inside closet on right front foundation wall. 15
  • E. Mechanical (plumbing, water heater, heating and air, electrical) The following is letter referencing for specified sections of report.Notation reference: S=satisfactory U=unsatisfactory N/A=not applicable Plumbing and water heater 1. Check form: Public water, Public sewer 2. Main water supply line, pressure reducing valve, and main cutoff located on right front basement wall. 3. Static water pressure tested at 53psi for inside use; acceptable range. 4. Visible water supply piping in house appears to be copper. 5. Water heaters located in two utility areas left and right, units by Bradford White, gas fired FVIR type, 50 gallon capacity for each, 40,0000Btu’s input for each. Units appear to be separate, not linked, due their location. No heating function present at this inspection. Left unit Right unit Additional items checked if gas fired water heaters Venting S Gas line connection S Hand operated cutoff S T&P valve S Full flow valve S Thermal expansion S 18” stand N/A, FVIR type Impact barrier N/A 16
  • Combustion Air S 6. Water temperature could not be tested; units did not appear to be on. Water heaters could not be evaluated, burners turned off. Heating and air 7. Check form: Unit 1 AC compressor model #RCE42C2A, Amana, 35 amp main floor unit Unit 2 AC compressor model #RCE30C2A, 25amp, second floor unit, Unit 3 AC compressor model #RHE30A3D, 30amp, basement unitAC compressor#1 main floor AC #2 upper floor AC #3 basement level 8. HVAC system by Amana Heating and Cooling, three systems in place; AC compressor located to left and right rear of house; furnace air handler located in attic and basement. 9. AC systems rated at 3.5tons for main level with 35amp disconnect, 2.5tons for second level with 25amp disconnect, and 2.5tons for basement level with 30amp disconnect. 10. AC tested for cool down and temp variance between supply and return, main floor tested at 57ºF for supply and 68ºF for return, second floor tested at 58ºF for supply and 65ºF for return, basement level unit failed to function; desired variance approximately 15ºF or less. 11. Furnaces for main and upper level are gas fired high efficiency type forced air type, heating systems rated at 92,000Btu’s input for main level and 69,000Btu’s for upper level. Basement unit is heating pump type, as stated failed to function. Check form for gas fired furnace 1 main floor in basement Vent S Service cutoff S Gas connection SU 17
  • Hand cutoff gas line SU Heat exchanger Sealed type Return air plenum S Filter U, replace 1 inch filter, see comment Combustion Air S Check form for gas fired furnace #2 second floor in attic Vent S Service cutoff S Gas connection S Hand cutoff gas line S Heat exchanger Sealed type Return air plenum S Filter U, replace 1 inch filter Combustion Air S Check form furnace #3 basement Service cutoff S Heat exchanger Sealed type Return air plenum Sealed type Filter U, replace Combustion Air N/A 5 inch high density filter, recommend replacing 1 inch filter not properly fitted, not correctly installed #2 unit attic 5 inch high density filter, recommend replacing 1 inch filter installed backwards, has separated from casing #1 unit basement12. Furnace startup and temp variance at registers not test due to ambient temperature above 85ºF at time of inspection.13. Heat function tested for startup only for main level and upper level natural gas systems, no concerns found, units appeared to function normally. 18
  • 14. Basement heat pump system failed to function; unit requires a qualified HVAC technician to examine for cause and make necessary repairs. #3 furnace and AC heat pump in right rear area of basement and outside wall15. Three electronic thermostats present, #1 located in center hall of main level, #2 located in center rear bedroom for upper level. Thermostats located in closed rooms are only able to read temperature for that area when door is closed. Other areas of same level may have greater variations in temperature possible. Thermostat #3 located in basement room with bar.Electrical service panel, sub panel, other electrical wiring concerns Check form, two service panels present Panel #1 to left utility room Grounding cable S Type main conductor: aluminum Corrosion retardant S Wiring to breakers S Bonding of cabinet S Labeling of panel breakers U, question accurse Over current protection S Panel #2 to right utility room Grounding cable S Type main conductor: aluminum Corrosion retardant S Wiring to breakers S Bonding of cabinet S Labeling of panel breakers U, question accurse Over current protection S16. Electrical service underground to meter at right rear side of house. 19
  • 17. Service panels located in basement, panels by Siemens Company, 150amp service each with main disconnect at the meter. 18. Panel appears to be fully labeled for breaker identification, however, question accurse. Both panels have breakers labeled for bedroom outlets but are not Arch Fault Circuit Interrupt, AFCI type as required. AFCI breakers in panels also reflect location in bedrooms. Recommend qualified licensed electrician examine for correction. None AFCI breakers labeled for bedrooms AFCI breaker labeled for bedroom Panel #1 left side AFCI breaker labeledNone AFCI breakers Panel #2 right side for bedroomlabeled for bedrooms 19. Panel #1 has 3-240v and 20-120v breakers, panel #2 has 3-240v breakers and 19-120v breakers. Receptacles, switches, wiring concerns 20. GFCI receptacles checked for proper location and function, no concerns found at this inspection. 20
  • 21. AFCI breaker disconnects checked for proper location and function, three concerns found at this inspection.22. Bedrooms on upper level right front, center rear, and right side rear did not appear to be properly wired for AFCI protection as required for all sleeping areas. Receptacle next to entry door of right front bedroom tested having reversed polarity wiring concern, possible shock hazard present. Recommend qualified licensed electrician examine for AFCI breaker concern and receptacle wiring concern.23. The following electrical concerns are also noted: Floor receptacle in living room is missing protective cover. Could not determine function of the wall switch in entry areaThis concludes the report. The full report consists of the typed portionand any support documents, if applicable, as referenced in the typedreport.The following pages are for closing statement limitations. 21
  • This report is not technically exhaustive, nor is it likely to contain everypotential problem with this house. Some problems can be hidden, but mostleave signs of their presence. Our inspection is thorough, but time and financialconstraints limit the extent of the analysis.Our goal is to identify defects within the home. However, some of theenumerated items within this report may not be considered defects. We definea defect as any item or portion of the property that is not in good working orderand repair (normal wear and tear excepted), or a condition which represents asignificant risk of injury or damage to persons or property.This listing does not contain every possible defect. Most items can be repairedin a number of ways. It is assumed all repairs will be done in a professionalmanner.Any legal action that arises from this inspection, awards will be limited to thecost of the inspection. REPORT SUBMITTED Joseph Griggs ICC Certified Combination Inspector # 5167484-5R (ICC certification #’s 5167484-B1, M1, P1, &E1) GAHI full Certified Member, # 03024 Certified Master Inspection® 22
  • Standard list of Inspection LimitationsLimitation for exterior and interior inspectionThe inspector is not required to:Grounds and areas around1. Identify or report the observed condition of fences (except if around a swimming pool); playground or other recreational equipment; fire or lawn sprinklers; swimming pools; spas or jetted tubes; below ground drainage or septic systems; wells; out building or storage building; or off property drainage.2. Evaluate the condition of shrubs, trees and other vegetation.Roofing, Guttering and other roof components3. Perform tasks that place his or her person in danger.4. Walk on roof.5. Inspect or report on accessory items or not listed (such as antennas, solar panels, etc.)6. Estimate the remaining life of roof covering, flashing, caulking material, or other components.7. Handle or disturb materials suspected of containing hazardous material.Home Exterior8. Report on the adequacy of storm windows or doors.9. Report on the quality or contents of the paint.10. Inspect or report on decks or other structures that are not attached to the dwelling.Garage and openers11. Operate door openers that have been disconnected from the power source.12. Operate doors if animals are loose in a garage.Electrical13. Insert any tool, probe or testing device into the main of sub panels.14. Activate electrical systems or branch circuits that are not energized.15. Operate overload protection devices except GFCI breakers.16. Test GFCI breakers that are not connected to a wall outlet.17. Move objects to gain access to electrical outlets or panels.18. Inspect equipment that is not readily accessible, nor dismantle equipment or component. 23
  • 19. Test all switches, receptacles, or fixtures, nor to move switch or receptacle covers.Basement/crawl space20. Enter crawl space with head room less than two feet or where adverse conditions exist.21. Move stored items or debris.22. Enter areas which may contain hazardous materials.23. Determine the extent of damage caused by insects or water.24. Operate sump pumps.Plumbing25. Operate systems that have been “shut-down” or “winterized.”26. Operate pressure relief valves where the Inspector feels operation may result in leaking.Heating27. Operate equipment when the exterior temperature is 85 degrees F or above.28. Activate equipment that has been “shut-down” or will not respond to thermostat controls.29. Disassemble equipment by any means other than panels provided by the manufacturer for inspections and or service.30. Report on the efficiency of the system or distribution.31. Inspect or report on humidifiers or electronic air cleaners.Cooling32. Activate systems that has been “shut-down” or otherwise deactivated.33. Operate cooling equipment when the ambient temperature has been less than 65 Degrees F within the previous 24 hrs.34. Report on the efficiency of the equipment.Attic35. Enter attic spaces there the head room is less than 3 feet.36. Enter attic spaces where hazardous conditions exist.37. Evaluate ventilation adequacy by any means other than visually.38. Evaluate the efficiency of insulation other than by accepted thickness.General Interior39. Calibrate temperatures or determine if the oven heated temperature corresponds to the control settings.40. Determine the efficiency of any equipment.41. Determine the remaining life of any equipment.42. Test or operate any equipment other than outlined above. 24