Sample 1994with deferred_maintenance

HomePro Inspection Inc
Knowledge Experience Integrity
Cover Page
PROPERTY INSPECTION REPORT

Thank you for trusting me to perform your inspection so that you may
Know What I See!

Cover Photo distorted on purpose, Mytown GA, 30736
Inspection prepared for: Deferred Maintenance
Inspection Date: 4/1/2011 Time: 1:00 PM
Age: Built 1994 Size: 1950 Sqft
Weather: Overcast

Inspector: Roger Williamson
License # 226 TN - ASHI Certified Member # 204213 - Proud Member BBB
2409 Haven Crest Dr, Chattanooga, TN, 37421
Phone: 423-421-4913
Email: HomeProInspection@EPBFI.com
www.HomeProInspection.com

HomePro Inspection Inc 423-421-4913 ________________For Photo Integrity, Please Do Not Fax This Report

Deferred Maintenance Cover Photo distorted on purpose,
Mytown, GA
INSPECTION AGREEMENT

Major Structural and Electromechanical Inspection

COMPANY agrees to conduct an inspection for the purpose of informing the CLIENT of major deficiencies in the
condition of the property in accordance with the American Society of Home Inspectors (ASHI) and the State of
Tennessee STANDARDS. The inspection and written report are performed and prepared for the sole, confidential and
exclusive use and possession of the CLIENT; the report is nontransferable.

The written report will include the following only:
* general exterior, including roof, siding, windows, chimney, drainage and grading
* structural condition of foundation &frame
* electrical, plumbing, hot water heater, heating and air conditioning
* general interior, including ceilings, walls, floors, windows, insulation and ventilation

Maintenance and other items may be discussed but they are not a part of the inspection. The report is not a compliance
inspection or certification for past or present governmental codes or regulations of any kind and is only based on the
inspectors opinions.

It is understood and agreed that the inspection will be of readily accessible areas of the building and is limited to visual
observations of apparent conditions existing at the time of the inspection only. Latent and concealed defects and
deficiencies are excluded from the inspection; equipment, items and systems will not be moved or dismantled. Detached
structures are not included. The COMPANY will be under no obligation under any circumstances for any further follow-
up inspection.

ENVIRONMENTAL HAZARDS including Asbestos, Mold, Fungus, Lead, Radon, Cockroaches, Rodents, Pesticides,
Treated Lumber, Mercury, Carbon Monoxide, Urea Formaldehyde, Toxic Wastes, Polluted Water, Contaminants and all
Pollutants and Hazardous Materials or other similar environmental hazards are not part of this Home Inspection. In
addition, no inspection for household insects or unwanted animals will be done.

This report does not address Subterranean Systems or system components for Sewage Disposal, Water Supply, or Fuel
Storage or Delivery. Auxiliary systems such as Alarm, Security, Intercom, other low voltage wiring, Private Water,
Sprinkler, Elevator, Central Vacuum, Refrigerators, Laundry Equipment, Solar, Swimming Pools, Hot Tubs, Saunas,
Space Heaters, Window Air Conditioners and or any system not considered a part of the major building systems are not
a part of the inspection process.

The parties agree that the COMPANY, and its employees and agents, assume no liability or responsibility for the cost of
repairing or replacing any unreported defects or deficiencies, either current or arising in the future, or for any property
damage, consequential damage or bodily injury of any nature. THE INSPECTION AND REPORT ARE NOT INTENDED
AS A GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED INCLUDING REGARDING THE ADEQUACY, OR
PERFORMANCE OF ANY INSPECTED STRUCTURE, ITEM OR SYSTEM. THE COMPANY IS NOT AN INSURER OF
ANY INSPECTED CONDITIONS.

It is understood and agreed that should COMPANY and/or its agents or employees be found liable for any loss or
damages resulting from a failure to perform any of its obligations, including but not limited to negligence, breach of
contract or otherwise, then the liability of COMPANY and/or its agents or employees, shall be limited to a sum equal to
the amount of the fee paid by the CLIENT for the Inspection and Report.

The parties agree that the faxed copy of the agreement is to be relied upon in lieu of the original.

Roger T. Williamson
Roger T Williamson
ASHI Certified Member # 204213
TN License # 226
Proud Member of the BBB

Roger Williamson Page 1 of 31 HomePro Inspection Inc

Mytown, GA
HOW TO READ THIS REPORT
This report is prepared with digital photos and therefore a faxed copy is not equivalent to the original and should not be
utilized. The inspector when allowed posts the Home Inspection Report for download to the website
www.HomeProInspection.com.

This report is prepared using the Standards of Practice set forth by The American Society of Home Inspectors and The
Tennessee Department of Commerce. A full copy of these standards is available at their respective websites: ASHI.org
and Tennessee.gov.

This report lists and describes specific attributes about the inspected property. Throughout the report you will find
information regarding maintenance, upgrades or repairs that you should consider and act on when appropriate.

PHOTOS
Photos included in this report are intended to help describe a reported item or area only. The photos, while
representative, may not encompass the full scope of work required to correct the item or area listed. Repairs should be
based on actual condition of property and not solely on the photos included in this report.

SUMMARY
For convenience the report contains a summary. You should evaluate your risk exposure for the items listed here and
appropriately schedule proper repairs by qualified competent contractors.

Occasionally the inspector may also include a reminder NOTE TO CLIENT in the summary to let you know to obtain
certain documentation or if the utilities were off during the inspection.

ACCEPTABLE
In the body of the report you will see items listed as ACCEPTABLE. This term is used for items that are typically
stationary, non mechanical and considered generally serviceable within the parameters of their given service life.
Cosmetic appearance is not taken into account when rating an item as Acceptable.

HAZARDOUS
Items listed as hazardous pose imminent danger to the inspected property or occupants. Hazardous situations should be
properly corrected by qualified competent contractors before occupying the property.

PERIODIC MAINTENANCE NEEDED
In the body of the report you may see items listed as PERIODIC MAINTENANCE NEEDED. These items are not unusual
for the type and age property inspected. Some of these items may be recurring maintenance that has been postponed.
You should evaluate your risk exposure for the items listed here and appropriately schedule proper repairs by qualified
competent contractors.

MONITOR
In the body of the report you may see items listed as MONITOR. Typically these are items or areas that need subsequent
observations and should be monitored over time to obtain historical data. These items may or may not require correction
in the future based upon their performance over time. If you are unable to do the monitoring the inspector recommends
you appropriately schedule monitoring by a qualified competent contractor.

PRE-DATE
In the body of the report you may see items listed as PRE-DATE. These items or areas are where construction may have
been completed before the current safety standards were in place or in some cases where local code variances may
exist. You should evaluate your risk and liability exposure for these items or areas and consider upgrading for safety or
function.


Mytown, GA
Outdoor Areas
The following opinion is based on an inspection of the readily accessible and visible portions of the
outdoor areas. Any exterior conditions requiring correction should be performed by a competent
qualified contractor.

1. Site

Sloping


Negative drainage basement house - Drainage is negative and storm water will flow toward the structure. It may be
necessary to alter the grade to divert water away from the building a minimum of ten feet. Be careful not to raise grade
at house above foundation water proofing.

2. Vegetation

Grass, shrubs and trees near dwelling were observed

No adverse conditions were observed

3. Driveway
Material:

Concrete

Cracked Acceptable

4. Walkway
Observations:

Concrete

Cracked Acceptable

5. Exterior Stairs
Observations:

Brick Steps at front

PRE-DATE - Consider for correction

Uneven Steps - Uneven steps were noted. This may pose trip hazard. Consider correction.


Deferred Maintenance - The inspected item suffers from deferred maintenance and is ready for reconditioning.


Mytown, GA

Damaged and uneven front steps observed
6. Deck

Decks are inspected for structural integrity and fall prevention. Concealed areas such as deck footers are not included
in the inspection. As a general rule guard railings are required when a fall is 30" or greater and stairs having four or
more risers should have proper hand rails. Newer railings should be 36" tall and reject a 4" sphere (a ball) being
inserted between
spindles as wider openings pose entrapment issues usually to smaller children.

Any deck conditions requiring correction should be performed by a competent qualified deck contractor.

Two useful sources for deck information are
http://www.knoxcounty.org/codes/pdfs/deck_handout.pdf and
http://www.strongtie.com/decktools/index.html?source=hpnav

Second level

Partially covered

Deck construction is irregular for age of home. Deck is also over due for periodic maintenance. Properly replace or
repair deck and deck steps as needed for safety and function.
Deck Evaluation Needed - The deck installation or condition does not appear safe at this time and requires further
evaluation and proper repair. A competent qualified decking contractor should further evaluate the deck and make
proper corrections as needed for safety and function.

Elevated Screened Deck - Insect screen is not a sufficient barrier to prevent falls from elevated decks. A proper railing
with spindles is needed for safety.


Mytown, GA

Elevated screened deck is not considered safe and proper Deck steps require proper correction for safety and function
correction is needed

Separation of structural elements were observed
7. Porch
Material:

Concrete



Mytown, GA
Exterior
exterior and exterior surfaces of the structure. Any exterior conditions requiring correction should be
performed by a competent qualified contractor.

1. Exterior Entry Doors
Material:

Metal Clad

Exterior doors were operated and were found generally serviceable within the parameters of their given service life.

2. Other Entry Doors


Basement door to garage
Interior door to unfinished area - An interior door should not be used as an entry door from an unfinished area.
Consider upgrading to an exterior rated door with weather stripping to lower utility costs. This door also may be
required to be fire rated for safety.

3. Soffit
Material:

Wood soffit and fascia



Some typical rotting was observed. Check all exterior areas subject to decay properly correcting damage and affected
adjacent areas as needed.

Refurbish before painting - A quality paint or stain job will include washing/cleaning all areas to be painted,
repair/replacement of damaged siding and trim, seal all gaps, prime all unpainted areas and sufficient paint coverage to
achieve desired color without bleed through.

4. Siding - Masonry

Brick Veneer

Cracks Minor - Some cracks were noted that are minor in nature. Small settlement cracks are a common occurrence
and can be repaired, providing that the settlement has stopped.


Mytown, GA
5. Siding - Composition
Observations:




Paint Failing - One or more layers of paint do not appear to be properly bonded to painted surface. This can be caused
by age, poor preparation, excessive thickness or moisture. Properly correct as needed before repainting.


Siding too low - The inspector noted that portions of the siding are too close to ground level, making the siding or
substrate subject to decay. Siding should be a minimum of 6 inches above ground level and 2 inches above pavement.
Properly provide separation at siding. If it is not cost effective to lower the soil grade or raise the siding area then you
should budget periodic replacement of affected areas.

Siding too close to roofing shingles - Siding should be 1-2" away from roofing shingles to facilitate shingle replacement
and to prevent siding from wicking moisture from roofing causing damage to siding and adjacent areas. Monitor siding
installation budgeting corrections as needed. Consider upgrading area either before painting or when replacing roofing.

Siding too low - The inspector noted that portions of the Siding too close to roofing shingles - Siding should be 1-2"
siding are too close to ground level, making the siding or away from roofing shingles to facilitate shingle replacement
substrate subject to decay. Siding should be a minimum of and to prevent siding from wicking moisture from roofing
6 inches above ground level and 2 inches above pavement. causing damage to siding and adjacent areas. Monitor
Properly provide separation at siding. If it is not cost siding installation budgeting corrections as needed.
effective to lower the soil grade or raise the siding area then Consider upgrading area either before painting or when
you should budget periodic replacement of affected areas. replacing roofing.


Mytown, GA

Paint Failing - One or more layers of paint do not appear to Some typical rotting was observed. Check all exterior areas
be properly bonded to painted surface. This can be caused subject to decay properly correcting damage and affected
by age, poor preparation, excessive thickness or moisture. adjacent areas as needed.
Properly correct as needed before repainting.

Sheathing is not present behind siding at gable ends of home. MONITOR this area correcting if condition changes
6. Trim






Mytown, GA

7. Covered Parking Condition

Basement Garage

Stored items were present during inspection limiting view and access to some areas.

For Garage Floor
Cracks expansion/settlement - Noticeable cracking was observed. This is not unusual. Monitor and repair as needed.


Open Ceiling - Ceiling framing exposed or not covered with drywall. In case of fire, drywall installed on framing or fire
sprinklers offer some protection against spread of fire from garage to other areas. Local code requirements vary.
Consider upgrading area.

8. Garage Overhead Door

Sectional

Wood

Fiberboard

Not Insulated

Heated Space Above Garage - Garage doors are typically the largest opening in a home. Insulated garage doors may
lower utility costs as well help make the garage and the heated living space above the garage less drafty.


Missing Cables Inside Springs - Cables should be properly installed inside garage door springs to prevent springs from
becoming missiles when the spring breaks. A correctly installed cable greatly reduces the risk of property damage or
personal injury.

Left unit as facing from exterior

Replace Spring - Garage door spring is pulled and ready for proper replacement.


Mytown, GA

Replace Spring - Garage door spring is pulled and ready for proper replacement.
9. Garage Overhead Door Operator

Electric Operator

Two operators installed


Non-Contact Reversal Satisfactory - The electronic eye of the operator was tested and found to be functioning
normally.



Contact Reversal Failed - The contact reversal was tested using a 1.5 inch obstruction on the floor at the center of the
door. The operator pinned the obstruction without reversing. Adjust the force of the operator or the door mechanics as
needed for proper operation and safety.

Right unit as facing from exterior

Operator failed to respond to push button. Have unit serviced properly correcting as needed for function and safety.


Mytown, GA
Roofing
roof on the day of inspection. This inspection is not a warranty of the roof system or a determination
of how long it may be water tight. Any roof conditions requiring correction should be performed by a
competent qualified contractor.

1. Access/Weather
Access:

Inspector was able to walk on roofing

Weather was overcast during inspection

Estimated Age

15-20 Years old

Style of roofing

Gable

2. Roof Covering
Type of roofing installed

Composition Shingle

For house roofing - missing shingles and split plumbing vent flashings observed
Roofing is ready for periodic maintenance. Have a qualified competent contractor check entire roof system and
associated flashings. Repair or replace affected areas as needed.

For covered deck roofing
Slope - Roof slopes less than 2/12 require specific materials designed for low slopes. A competent qualified roofing
contractor should properly install approved roofing for area noted.

Missing roof shingles observed
3. Roof Penetration

Plumbing Vents boots are split- Plumbing vent boot noted split or damaged. Water may enter at split. These boots are
located where plumbing pipe penetrates roof. Replace plumbing vent boots as needed. These boots typically last for
approximately 10 years.


Mytown, GA

Replace all plumbing vent flashing
4. Gutters / Downspouts
Material:

Metal

Discharge Underground - One or more downspouts are discharging into a below grade drainage system. The drainage
system is inaccessible and therefore not inspected.

The best time to replace guttering is while you are having the roof covering replaced.

5. Chimney
Materials:

Metal Fabricated Type



Mytown, GA
Attic
attic. Attic conditions requiring correction should be performed by a competent qualified contractor.

1. Attic Access

Scuttle hole to attic

2. Attic Framing

Wooden Rafters

OSB roof decking

ACCEPTABLE where observed

3. Wall Insulation

Roll fiberglass

Where visible

4. Attic Insulation

Blown

R-30 attic insulation observed

5. Attic ventilation

Gable End Vent

Soffit Vents

Ridge Roof Vents

Roof Deck Vents


Mytown, GA
Foundation
foundation. Foundation conditions requiring correction should be performed by a competent qualified
contractor.

1. Foundation Access

Door to basement area

2. Foundation
Materials:

Concrete block foundation walls
Observations: Cracks expansion or settlement - Noticeable cracking was observed. This is not unusual. Monitor and
repair as needed.

3. Garage Framing
Observations:


Floor Joist - Solid Wood

Insulation Installed - Visibility limited due to installed insulation in this area.

Beam - Built-up Wood

Sub floor - Plywood


Some bridging straps are damaged or not nailed correctly, add blocking or straps where needed
Nail Bridging straps - Bridging is not nailed at bottom of floor joists. This could result in some twisting, bouncing, or
displacement of the joists. Attach bridging as needed.

Damaged and missing bridging straps observed at garage
4. Column
Observations: Wood
Fasten Garage Columns - Garage support columns subject to vehicle contact should be properly fastened at the floor
and the top on the column to help prevent displacement should slight vehicle contact occur.


Mytown, GA
5. Floor Insulation

Roll Fiberglass where installed

Garage ceiling
Missing Insulation - Insulation is missing at some areas. Inspector recommends insulation be properly installed where
missing to lower utility costs.


Mytown, GA
Central Heating and Cooling
central heating and cooling systems. These systems are tested using the normal operating controls
only. Improperly maintained heating and cooling can cause uncomfortable areas, higher utility bills
and safety concerns. Heating and Cooling installation conditions and functional issues requiring
correction should be performed by a competent licensed mechanical contractor.

1. Installed Central Heating and Cooling

• Central Heating and Cooling System 1 System serves entire house

Brand Furnace: Heil / Location: Basement Garage / Fuel: Natural Gas; Forced air system

Size: 100,000 BTU / Date of Manufacture: 1994

Gas furnaces typically have a service life of 15-20 years when properly maintained

Filter Type: Disposable / Thermostat Type: Digital

Brand AC: Heil / Location: Exterior / Fuel: Electric

Size:3 ton / Date of Manufacture: 1994

Central AC units typically have a service life of 10-15 years when properly maintained

AC condensate disposal method: Gravity drain piping - service annually

2. Heating Function

Fired OK - Inspector adjusted thermostat, system engaged and was found to be functional.

The inspector recommends annual servicing for all equipment ten years old and older.

3. Heating Flue

Metal flue vents through roof

Flue appears acceptable for visible areas

4. AC Function

The inspector recommends annual servicing for all equipment ten years old and older.

Refrigerant lines were observed freezing over and condensing coil is ready for repair.
System was not cooling properly during inspection. System should be properly serviced correcting as needed for
safety and function.

Condensing coil damage - AC condenser coil fins are pushed in restricting airflow. Observed damage warrants
correction. A competent AC contractor should further evaluate system and repair as needed for proper function.


Mytown, GA

Coil fins observed pushed in at exterior condensing unit Refrigerant lines observed frosting over at exterior
5. Duct

Calculating load of central system - Several factors are considered when performing a load evaluation for central
heating and cooling systems to determine the appropriate size system for the area served. Factors such as installed
ductwork, insulation, ceiling height, basement area served if present, shade, climate zone along with size, number and
placement of windows have to be taken into account before sizing a system. Inspector does not calculate load during a
home inspection.

Metal and flexible duct installed

Single air return - The central heating/cooling system serves multiple levels with only one air return installed. MONITOR
your comfort level properly correcting if needed.

Single unit multiple floors - When one central unit serves multiple floors expect some temperature disparity between
floors. Seasonal adjustment of vent diffusers helps. A heating contractor may also be hired to modify system.
MONITOR your comfort level and correct as desired.


Mytown, GA
Fireplace/ Space heat-cool
fireplaces, other solid fuel burning systems and permanently installed space heating and cooling
systems as present. Any type of space heating equipment should be serviced annually and maintain
proper clearance from combustibles year round. Any conditions requiring correction should be

1. Fireplace

Fireplace #1
Type: Gas Logs Installed - Prefabricated Firebox / Location: Living Room

Logs Operated - The installed logs were operated using the normal operating controls. The unit appeared to be
functioning normally. The inspector recommends that you read and follow the operating and safety instructions that
accompany the installed gas logs.

Damper Operated - The fireplace damper was opened and closed and functioned normally.


Mytown, GA
Electrical
electrical system. Electrical installation conditions and functional issues requiring correction should
be performed by a competent licensed electrical contractor.

1. Electrical Service

Overhead

200 Amp Service

Exposed utility splice - The splice at the utility service drop is exposed. Arcing or fire may occur causing equipment or
property damage if contact is made with bare grounded wire. Notify utility and have repaired as soon as possible. The
utility typically repairs this item same day at no charge.

Exposed utility splice - The splice at the utility service drop is exposed. Arcing or fire may occur causing equipment or
property damage if contact is made with bare grounded wire. Notify utility and have repaired as soon as possible. The
utility typically repairs this item same day at no charge.
2. Electrical Distribution
Observations:

200 Amps / 120/240 Volts / Breaker Panel
Panel Location:Basement Garage

Panel Inspected - The cover was removed from the electrical panel. The interior components were viewed and found to
be in satisfactory condition and appear to be properly installed. No repairs are needed to panel or interior components
at this time.

Index - All breakers should be labeled to index what areas or devices they are protecting.

3. Electrical Branch Wiring

Material: Nonmetallic-Sheathed Cable

The visible portions of the branch electrical wiring were found generally serviceable within the parameters of its given
service life. No immediate repair concerns were observed.


Mytown, GA
4. Electrical Receptacle Outlets

Using a circuit tester, a representative number of grounding type electrical receptacles were randomly checked and
correct wiring was indicated.


Front exterior receptacle
Loose Receptacles - One or more electrical receptacles were observed to be loose. These should be properly re-
attached in order to prevent a shock hazard.

Loose receptacle at exterior front porch
5. Electrical GFCI
Observations:

For front exterior electrical receptacle, garage and kitchen counter receptacles where not already GFCI protected
GFCI needed - The inspector suggests a GFCI for this location to reduce the risk of shock. These Ground Fault
Current Interrupters are important safety devices and are relatively inexpensive.

6. Electrical Lighting Outlets

A representative number of installed lighting fixtures were observed and appeared to be generally serviceable within
the parameters of their given service life.


Deck ceiling fan blades
Physical Damage - Physical damage was noted and should be properly repaired.


Mytown, GA

Fan blades damaged at exterior covered deck
7. Electrical Switches

For foyer light, switch itself is miswired or perhaps a single pole dimmer switch is installed.
Three Way Switch Miswired - Two switches are installed to operate the same electrical light or receptacle outlet. The
switches appear to be miswired as each of the two switches do not appropriately turn the area on and off as expected.
Properly correct as needed.

8. Smoke Alarms

Check - Check smoke alarms regularly and no less than twice a year when time changes. Refer to installation and care
instructions for proper locations and periodic maintenance.


Mytown, GA
Plumbing
plumbing system. Plumbing installation conditions and functional issues requiring correction should
be performed by a competent licensed plumbing contractor.

.
1. Supply Piping
Flow:

Adequate functional water flow observed

The visible portions of water supply piping were found generally serviceable within the parameters of its given service
life. No immediate repair concerns were observed.

Material: Copper

2. Waste Piping
Flow:

Functional waste water flow observed

The visible portions of waste water piping were found generally serviceable within the parameters of its given service
life. No immediate repair concerns were observed.

Material: Plastic

3. Gas Water Heater

Typical service life of a water heater is 8-12 years.

Older - Inspected item noted nearing or past age of normal life expectancy. You should budget replacement of the item
in the near future.

15+ years old

Location:

Basement Garage
Size: 40 gallon

Water heater was observed functional during home inspection

4. Plumbing Equipment

Water pressure reducer was observed at garage

Water pressure recorded at 90 PSI
Excess Water Pressure - Water pressure noted abnormally high. Typical water pressure is 40-80 PSI. Have plumber
repair or replace pressure reducing valve. Excess pressure may cause toilets to run, leaks to develop or cause
pressure/temperature valve at water heater to open.


Mytown, GA
5. Location of supply water shut off valves

At meter

At Garage

6. Plumbing Other
Observations: Two exterior hose faucets were observed
Functional


Mytown, GA
Interior
interior including Walls, Ceilings, Floors, Steps, Stairways, Balconies, Railings, and Doors. Cosmetic
issues are not addressed for these areas but significant physical damage, questionable staining and
significant improper function are addressed in this inspection report. Conditions requiring correction
for these areas should be performed by a competent qualified contractor.

1. Access
Observations: Furnishings were present during inspection limiting view and access to some areas.

2. Walls


Material: Drywall

3. Ceilings


Material: Drywall

4. Flooring


Carpet

Wood / Laminate

5. Doors
Material:

A representative number of doors were operated and were found generally serviceable within the parameters of their
given service life.

Fiberboard

Hollow

6. Interior Trim


Painted

7. Interior Steps


Carpeted steps observed


Mytown, GA
8. Railings


Some interior handrails are missing and balcony spindles spacing is too wide
Consider modernizing handrails or guard rails - Installed railings do not meet current safety standards and should be
evaluated considering appropriate upgrades where needed for safety or function.

9. Windows
Materials:

Metal

Single Hung

A representative number of windows were operated and were found generally serviceable within the parameters of
their given service life.

10. Window Glazing

Insulated glass observed at windows

Right front bedroom
Cracked window pane - Broken window glass should be replaced for safety and to reduce conditioned air loss. Replace
any cracked or broken windows as needed.


Mytown, GA
Kitchen
kitchen including counters and a representative number of cabinets. The following built in appliances
are checked as part of this inspection report if present: Range, Cook top, Oven, Garbage Disposal,
Microwave, Trash Compactor, Ventilation Equipment such as a Range Hood. Installed Dishwashers
are run through a normal cycle. Appliance inspection does not cover clocks, timers, self cleaning
function, calibration or automatic functions. Refrigerators are outside the scope of this inspection and
only their presence or absence is noted. Installation conditions and functional issues for this area
requiring correction should be performed by a competent qualified contractor.

1. Countertop

Countertop Acceptable - The countertop was inspected and found to be generally serviceable within the parameters of
its given service life

Material: Laminate

2. Cabinets

Cabinets Acceptable - A representative number of built-in cabinets were inspected and found to be generally
serviceable within the parameters of their given service life

Material: Wood

3. Sink and Faucet
Observations: No Leaks Observed - The inspected faucet was run for longer than one minute. No leaks were viewed at
the visible supply lines, faucet or the visible waste drain lines just beneath the sink.
Double Bowl Stainless Steel

4. Range / Oven
Observations: Both range and oven were checked
On/Off Tested - Inspected appliance was turned on and off by the normal operating controls. The main function of the
appliance appeared to be operating normally. Inspector does not test calibration of appliances or check the function of
optional equipment on appliances.
Electric Range and Oven

5. Dishwasher

Dishwasher Functional - The dishwasher was run through a normal wash cycle and appeared to be functioning.
Additionally, no leaks were observed about the dishwasher during the inspection.

Dishwasher service life - Typically dishwashers are designed to last approximately 10 years.

6. Microwave

On/Off Tested - Inspected appliance was turned on and off by the normal operating controls. The main function of the
appliance appeared to be operating normally. Inspector does not test calibration of appliances or check the function of
optional equipment on appliances.

Microwave - Permanently Installed


Mytown, GA
7. Cooking Ventilation

Ductless unit appears functional

Above range integral with microwave

8. Kitchen Floor
Observations: No adverse conditions were observed
Material: Sheet Vinyl

9. Laundry Connections
Observations:

Laundry appliances were present but were not operated by the inspector as they are outside the scope of a home
inspection and typically do not convey with the home.


Plastic clothes dryer exhaust piping was observed. This type of piping is combustible and poses a risk of fire when
used with a clothes dryer. Properly install metal exhaust system for clothes dryer that exhausts directly to the exterior
for safety.

10. Refrigerator
A kitchen refrigerator was present but was not checked by the inspector as they are outside the scope of a home
inspection and typically do not convey with the home. Areas concealed by the refrigerator were not observed.


Mytown, GA
Bath 1
bathrooms. Installation conditions and functional issues for this area requiring correction should be

1. Plumbing Fixtures

LOCATION: Master Bath

Installed Fixtures

Bathing: Combination tub and shower

Bathing Area Acceptable - The inspected faucet was run for no less than five minutes checking the tub and shower flow
as present. No visible leaks were observed during the inspection and the water containment area appeared
serviceable.

Sink: Two basins in vanity

No Leaks Observed - The inspected faucet was run for longer than one minute. No leaks were viewed at the visible
supply lines, faucet or the visible waste drain lines just beneath the sink.

Toilet: Water tank type

Toilet Functional - The toilet was flushed no less than two times. On each operation the toilet refilled and shut off
properly. No leaks were noted at toilet.

2. Ventilation Type

Window present to ventilate bathroom

3. Bath Floor
Material:




Mytown, GA
Bath 2
1. Plumbing Fixtures

LOCATION: Hall Bath

Installed Fixtures

Bathing: Combination tub and shower

Bathing Area Acceptable - The inspected faucet was run for no less than five minutes checking the tub and shower flow
as present. No visible leaks were observed during the inspection and the water containment area appeared
serviceable.

Sink: Vanity with basin

No Leaks Observed - The inspected faucet was run for longer than one minute. No leaks were viewed at the visible
supply lines, faucet or the visible waste drain lines just beneath the sink.

Toilet: Water tank type

Toilet Functional - The toilet was flushed no less than two times. On each operation the toilet refilled and shut off
properly. No leaks were noted at toilet.

2. Ventilation Type
Type:

Fan on/off tested - The bathroom vent fan was switched on and the sound heard appeared to be appropriate for the
fan. It is beyond the scope of the home inspection to determine the effectiveness of the bathroom fan such as to verify
air flow quantity or discharge location.

3. Bath Floor



4. Bath Wall / Ceiling


Hall bath ceiling, see summary at roofing
Stained - The material is stained. Some stains may be very difficult to remove. Before repairing, be sure the source of
the stain has been located and cured.


Mytown, GA
Report Summary
Report Summary
Outdoor Areas
Page 5 Item: 6 Deck Deck construction is irregular for age of home. Deck is also over due for
periodic maintenance. Properly replace or repair deck and deck steps as
needed for safety and function.
Deck Evaluation Needed - The deck installation or condition does not
appear safe at this time and requires further evaluation and proper repair.
A competent qualified decking contractor should further evaluate the deck
and make proper corrections as needed for safety and function.

Elevated Screened Deck - Insect screen is not a sufficient barrier to
prevent falls from elevated decks. A proper railing with spindles is needed
for safety.
Exterior
Page 10 Item: 8 Garage Overhead Left unit as facing from exterior
Door Replace Spring - Garage door spring is pulled and ready for proper
replacement.
Page 10 Item: 9 Garage Overhead Right unit as facing from exterior
Door Operator Operator failed to respond to push button. Have unit serviced properly
correcting as needed for function and safety.
Roofing
Page 11 Item: 2 Roof Covering For house roofing - missing shingles and split plumbing vent flashings
observed
Roofing is ready for periodic maintenance. Have a qualified competent
contractor check entire roof system and associated flashings. Repair or
replace affected areas as needed.

For covered deck roofing
Slope - Roof slopes less than 2/12 require specific materials designed for
low slopes. A competent qualified roofing contractor should properly
install approved roofing for area noted.
Page 12 Item: 3 Roof Penetration Plumbing Vents boots are split- Plumbing vent boot noted split or
damaged. Water may enter at split. These boots are located where
plumbing pipe penetrates roof. Replace plumbing vent boots as needed.
These boots typically last for approximately 10 years.
Foundation
Page 15 Item: 4 Column Fasten Garage Columns - Garage support columns subject to vehicle
contact should be properly fastened at the floor and the top on the column
to help prevent displacement should slight vehicle contact occur.
Central Heating and Cooling
Page 17 Item: 4 AC Function Refrigerant lines were observed freezing over and condensing coil is ready
for repair.
System was not cooling properly during inspection. System should be
properly serviced correcting as needed for safety and function.

Condensing coil damage - AC condenser coil fins are pushed in restricting
airflow. Observed damage warrants correction. A competent AC
contractor should further evaluate system and repair as needed for proper
function.
Electrical
Page 19 Item: 1 Electrical Service Exposed utility splice - The splice at the utility service drop is exposed.
Arcing or fire may occur causing equipment or property damage if contact
is made with bare grounded wire. Notify utility and have repaired as soon
as possible. The utility typically repairs this item same day at no charge.


Mytown, GA
Page 21 Item: 7 Electrical Switches For foyer light, switch itself is miswired or perhaps a single pole dimmer
switch is installed.
Three Way Switch Miswired - Two switches are installed to operate the
same electrical light or receptacle outlet. The switches appear to be
miswired as each of the two switches do not appropriately turn the area on
and off as expected. Properly correct as needed.
Plumbing
Page 22 Item: 4 Plumbing Water pressure recorded at 90 PSI
Equipment Excess Water Pressure - Water pressure noted abnormally high. Typical
water pressure is 40-80 PSI. Have plumber repair or replace pressure
reducing valve. Excess pressure may cause toilets to run, leaks to develop
or cause pressure/temperature valve at water heater to open.
Interior
Page 25 Item: 10 Window Glazing Right front bedroom
Cracked window pane - Broken window glass should be replaced for
safety and to reduce conditioned air loss. Replace any cracked or broken
windows as needed.


Sample 1994with deferred_maintenance

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