Pro Inspex of Georgia, Inc.

517 Autumn Walk at BridgeMill
Canton, Georgia 30114
770-345-3111

Customer
Joe Homebuyer

Home
123 Rain Forest Drive
Anytown, GA 30000

Real Estate Agent
Sarah Seller
Real Estate Professionals

Report ID:
0408p5918

Inspection Date 
Wednesday, August 25, 2004

Inspected By 
Chuck Witherspoon

GROUNDS, YARDS, AND AMENTITIES

The Home Inspector is responsible for reporting on the vegetation, grading, surface drainage, and retaining walls on the property when any of these are likely to adversely affect the building. Likewise, the inspector is responsible for reviewing the walkways, patios, and driveways leading to dwelling entrances. The inspector may elect to comment on other components and amentities that are present on the property.

  IN NI NP RR Discoveries
1.0 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIOS, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)x    
1.1 DRIVEWAYSx    
1.2 SIDEWALKS AND WALKWAYSx    
1.3 RETAINING WALLSx  x 
1.4 EXTERIOR STAIRSx    
1.5 YARD AREASx    
1.6 MAILBOXx    
1.7 SITE DRAINAGE AND EROSIONx    
1.8 TREES AND SHRUBSx  x 
1.9 FENCES AND GATESx  x 
1.10 PLAYGROUND EQUIPMENT x   
  IN NI NP RR Discoveries
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 DRIVEWAY:
Concrete
 
SIDEWALKS:
Conrete
 
RETAINING WALLS:
Concrete
Wood - railroad ties
 
FENCES & GATES:
Wood
 
Comments:
1.3 Recommend providing protection at the top of several sections of the retaining wall. Surfaces ..... " located more than 30 inches above the floor or grade below shall have guardrails not less than 36 inches in height." Reference: general engineering practice. Recommend the installation of a physical barrier or planting material to assist in preventing falls.

1.4 The exterior stair exceeds 30 inches in height and has no handrail. The addition of a handrail would improve the safety of the stair.

Picture 1
 Picture 2
1.8 Recommend removing all vegetation from the exterior roof area. This will promote air circulation and drying. It will also minimize degradation due to moisture and physical damage. Recommend pruning to maintain a minimum clearance of 24 inches for all trees. Location: front elevation.

There are three large trees at the front yard area. The tree trunks have a large hollow cavity. The trees appear to be within range of the house, garage, or driveway (in the event of falling). The foliage at the tree appears to be healthy. If the buyer needs additional information about the strength of the tree, we recommend that a qualified arborist be consulted.

Picture 1
 Picture 2
Picture 3
 Picture 4
Picture 5
1.9 Earth-to-wood contact was observed at the fence. Wood in contact with the soil is subject to damage from elevated levels of moisture and damage from insects. Recommend adjusting the grade in this area, if possible, or trimming the fence lattice to eliminate or minimize contact with the soil. Damage today was minor at the lattice panels (rear yard). Note: Pressure-treated lumber that is in contact with the earth will last much longer than untreated lumber, however, even this product will eventually experience deterioration due to moisture.

Recommend reinforcement and adjustment of the gate and latch at the fence. (both gates)

Several of the fence posts are moisture or insect damaged. Several of the posts are loose. Proper repairs are recommended.

The fencing has several loose or damaged lattice panel. Repairs are recommended.

1.10 The building code does not include criteria for playground structures. Our firm is unable to determine the structural adequacy of the structural framing. The playground unit appears to be in satisfactory condition today.

EXTERIOR ATTACHED STRUCTURES

  IN NI NP RR Discoveries
2.0 PORCHES, STAIRS AND APPLICABLE RAILINGSx  x 
2.1 DECKS, BALCONIES, STAIRS AND APPLICABLE RAILINGSx  x 
  IN NI NP RR Discoveries
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 DECK(S):
Wood
 
PORCH(S):
Wood
 
Comments:
Picture 1
 Picture 2
2.0 The handgrip is improper at the front porch stair. The handgrip for a non-circular cross section must have total perimeter dimension of at least 4 inches but not more than 6.25 inches. Reference: general engineering practice. Revising the handgrip would improve stair safety.

The post is rotted at the front porch stair railing. Recommend replacement of the rotted component.

The openings in the guardrail exceed 4 inches in width. "Required guardrails on the open sides of stairways, raised floor areas, balconies and porches shall have intermediate rails or ornamental closures which do not allow passage of an object 4 inches or more in diameter." Reference: general engineering practice. This criteria is directed at protecting very young children from slipping through the railing. If railings are greater than 4 inches, adults should use extreme caution when small children are present. Location: front porch.

Picture 1
 Picture 2
Picture 3
 Picture 4
2.1 The handgrip is improper at the rear deck stair. The handgrip for a non-circular cross section must have total perimeter dimension of at least 4 inches but not more than 6.25 inches. Reference: general engineering practice. Revising the handgrip would improve stair safety.

The rear deck is required to resist wind up-lift forces. For design purposes, wind gusts of up to 90 miles per hour are possible in the metro-Atlanta area. It is important to properly secure some of the deck joists to the girder. The use of a 'toe-nailing' technique does not provide sufficient holding strength. Recommend the use of small steel angles and lag bolts to secure the posts.

The 2-inch by 2-inch ledger strip does not provide an adequate end bearing condition for the deck joists. The ledger needs to be properly secured to the band joist or girder. There are inadequate fasteners at the ledger. There needs to be three 16-d (16 penny) nails for each of the deck joists. Reference: general engineering practice. Recommend adding fasteners as required to obtain compliance. Multiple areas are affected.

Recommend repairs to the gate at the top of the deck stair.

Earth-to-wood contact was observed at the rear deck stair. Wood in contact with the soil is subject to damage from elevated levels of moisture and damage from insects. Recommend adjusting the grade in this area, if possible, to eliminate or minimize contact with the soil. Damage today was not noted. Note: Pressure-treated lumber that is in contact with the earth will last much longer than untreated lumber, however, even this product will eventually experience deterioration due to moisture.

EXTERIOR SURFACES

The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks.The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

  IN NI NP RR Discoveries
3.0 WALL CLADDING - WOOD, VINYL, CEMENT OR METAL SIDINGx    
3.1 EXTERIOR WALL TRIMx  x 
3.2 EAVES, SOFFITS AND FASCIASx  x 
3.3 WINDOWSx    
3.4 DOORS (Exterior)x    
3.5 CAULKINGx  x 
3.6 CHIMNEY(S)x  x 
3.7 EXTERIOR VENT COVERSx    
  IN NI NP RR Discoveries
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 SIDING STYLE:
BEADED
 
SIDING MATERIAL:
COMPOSITE HARDBOARD
 
EXTERIOR ENTRY DOORS:
STEEL
 
WINDOW TYPES:
WOODEN
THERMAL/INSULATED
DOUBLE-HUNG
 
Comments:
3.0 The composite hardboard siding is manufactured using a wood fiber or wood wafer and resin process. Most of these products are involved in class action law suits. Many of these suits have determined that these products are defective. The generic product has a history of swelling when it is subjected to excessive moisture. Eventually the finish surface will flake off. Many of the law suits have established a fund to provide partial reimbursement for homeowners that elect to replace damaged siding boards. Recommend that the buyer: attempt to identify the exact manufacturer; personally call the law suit hot line; register the residence with the class; learn the restrictions imposed by the suit; and determine if a cash disbursement has been previously made to this address.

Note: In this instance, the siding boards all appear to be in good to excellent condition today.

3.1 Recommend minor repairs to the trim boards at the base of the chimney structure.

3.2 The soffit material is loose or damaged at one location at the rear elevation. Recommend re-securing the soffit product.

3.3 There is no visible flashing over the windows. In lieu of the required flashing, the buyer will need to periodically inspect the intersection of the window trim and the siding material to assure proper caulking. Incomplete sealing will result in water entering the wall cavity and causing damage to the windows.

Note: In this instance, the windows and related trim appear to be in good to excellent condition today.

3.5 There is a gap at the intersection of the siding material and the utility penetrations. When the opening is exposed to inclement weather, wind-driven rain can enter in significant quantities to cause moisture damage. Depending on the size of the gap, water damage can manifest itself as peeling paint, warped boards, or rotted boards. Recommend that proper caulking be applied to close the opening and to prevent moisture intrusion. Location: multiple areas are affected elevation. Recommend that a high-performance sealant be utilized. A product that has excellent durability and flexibility is preferred.

3.6 The sheet metal chimney pan is exhibiting rust stains today. Degradation is occurring. Recommend proper cleaning, priming and re-painting of the pan to prevent further damage. Water stains were noted inside the firebox at the fireplace. No ceiling stains were visible at the interior drywall surfaces. Recommend utilizing a rust-inhibiting paint at the chimney pan. Recommend utilizing a heat-resistant sealant at the intersection of the sheet metal pan and the sheet metal flue. Location: chimney structure.

ROOFING

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components.The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing.The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

  IN NI NP RR Discoveries
4.0 ROOF COVERINGSx  x 
4.1 FLASHINGSx    
4.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONSx    
4.3 ROOFING DRAINAGE SYSTEMSx    
  IN NI NP RR Discoveries
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 ROOF COVERING:
3-TAB FIBERGLASS
 
LAYERS OF ROOFING (if visible):
ONE
 
VIEWED ROOF COVERING FROM:
GROUND
 
ROOF-TYPE(S):
GABLE
 
CHIMNEY (exterior):
COMPOSITE HARDBOARD
 
Comments:
Picture 1
 Picture 2
Picture 3
 Picture 4
4.0 Roof repairs were noted at the front porch roof. Amateur-like repairs were noted. Mastic and silicon sealants are visible at multiple areas. Recommend that the buyer periodically monitor these areas for water-tightness. Note: Most of the areas were dry today, as viewed from below the soffit.

There are several loose or missing shingles at the edge of the roof. (right side elevation) See related photos. These are leaking today. Recommend repairs of the shingle(s) by a qualified roofing contractor.

There is a missing or damaged shingle at the ridge at the rear bay windows. These are may not be leaking today, however they could potentially leak in the near future. Recommend replacement of the shingle(s) by a qualified roofing contractor.

4.3 The roof drainage system has under-ground piping to carry the water away from the foundation. It is important that the buyer keep the downspout extensions free and clear of debris. Recommend that the seller identify all of the discharge points for the piping.

FOUNDATION

  IN NI NP RR Discoveries
5.0 FOUNDATIONS - BASEMENT (Report water penetration or condensation)x  x 
5.1 BASEMENT AREA STAIRx    
5.2 PERIMETER CONDITIONSx  x 
5.3 FOUNDATION DRAINAGE AND EROSIONx  x 
5.4 INSULATION AND VAPOR RETARDERS (in unfinished spaces)x  x 
  IN NI NP RR Discoveries
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 WALL STRUCTURE (interior/exterior foundation):
WOOD STUDS
2 X 4 WOOD
 
FLOOR STRUCTURE:
ENGINEERED FLOOR TRUSS
 
FOUNDATION WALL (perimeter):
POURED CONCRETE
(wall concealed at some areas due to surface finishes)
 
Comments:
5.0 The brown stains at the foundation wall are an indication of a prior or present leak. The stains are caused by water intrusion that occurs on a regular basis over an extended period, usually many months. The wall is dry to the touch today. The last significant rainfall was several days ago. It is beyond the scope of our inspection to confirm the ability of the wall to keep moisture from penetrating to the interior.

Since there is no evidence of professional repairs to the foundation wall, it should be assumed that the area still leaks at certain times during the year.

5.2 The exterior grade at the rear elevation appears to be too high. It is important that the wood framing members be located at a higher elevation than the soil on the exterior. Recommend that the grade on the exterior be slightly adjusted, if possible, to provide more clearance. The sill plate be positioned 4 inches above the exterior grade when masonry veneer is utilized as the cladding and 6 inches at all other areas. Reference: general engineering practice.

Picture 1
 Picture 2
Picture 3
 Picture 4
5.3 The slope at the front elevation (under the porch) side, at the left side elevation, and at rear elevation (under the deck) is improper. General engineering practice requires positive drainage away from the foundation wall. The slope shall be six inches in the first ten feet (or other approved method of rainwater control). Recommend that the grade be modified in this location, if possible, to provide for positive drainage away from the foundation.

There is a terminating point of the building or foundation drain at the edge of the front retaining wall. It is important to keep the end of this pipe free and clear of debris. The proper maintenance of the foundation drain is key to providing a dry basement area. The discharge drains should be visible on both sides of the 'daylight wall' for the basement. Ask the seller to assist in locating the other drain opening.

5.4 There is exposed paper-faced building insulation at the un-finished basement. The manufacturer of this product recommends against leaving the paper vapor barrier exposed. They suggest that the paper facing be covered for fire safety reasons. Recommend that the facing be covered or removed from the fiberglass insulation batts. Note: The manufacturer's disclaimer is clearly printed on the face of the vapor barrier.

PRIMARY PLUMBING SYSTEM

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps.The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance.The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

  IN NI NP RR Discoveries
6.0 MAIN WATER PIPING AND SHUT-OFF DEVICEx    
6.1 INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURESx    
6.2 EXTERIOR WATER SUPPLY AND DISTRIBUTIONx    
6.3 SANITARY DRAIN, WASTE AND VENT SYSTEMSx    
6.4 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTSx  x 
6.5 FUEL DISTRIBUTION AND STORAGE SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)x  x 
  IN NI NP RR Discoveries
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 WATER SOURCE:
PUBLIC
(per the seller)
 
PLUMBING MAIN SUPPLY:
COPPER (as viewed at foundation wall)
 
PLUMBING DISTRIBUTION:
COPPER & PLASTIC
 
WASTE SYSTEM:
PUBLIC SYSTEM
(per seller)
 
PLUMBING WASTE:
PVC
 
WATER HEATER POWER SOURCE:
NATURAL GAS
 
WATER HEATER CAPACITY:
40 GALLON
 
MANUFACTURER:
RHEEM
 
Comments:
6.4 The overflow pipe for the Temperature Pressure Relief (TPR) valve is improper. The valve manufacturers impose specific requirements regarding the installation. The discharge line shall be of the same size as the valve discharge connection throughout its entire length ..... The pipe must terminate in a safe manner. Recommend extending the overflow pipe downward to within 6 inches of the grade. Recommend repairs by a qualified plumbing contractor.

6.5 Recommend painting the rusted portion of the gas piping at the gas meter.

HEATING SYSTEMS

The home inspector shall observe permanently installed heating systems including: Heating equipment; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type.The home inspector shall operate the systems using normal operating controls.The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

  IN NI NP RR Discoveries
7.0 HEATING EQUIPMENTx    
7.1 NORMAL OPERATING CONTROLSx    
7.2 AUTOMATIC SAFETY CONTROLSx    
7.3 CHIMNEYS, FLUES AND VENTSx  x 
7.4 HEAT DISTRIBUTION (ductwork)x    
7.5 HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)x  x 
7.6 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOMx  x 
7.7 COMBUSTION AIRx  x 
  IN NI NP RR Discoveries
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 HEAT TYPE:
FORCED AIR
 
ENERGY SOURCE:
NATURAL GAS
 
HEAT SYSTEM BRAND:
GOODMAN
 
NUMBER OF CENTRAL HEAT SYSTEMS (excluding wood):
ONE
 
DUCTWORK:
PARTIALLY INSULATED
 
FILTER TYPE:
DISPOSABLE
 
Comments:
Picture 1
 Picture 2
7.3 There is inadequate clearance to combustible materials at this location. The flexible fiberglass insulating and duct material is not rated as non-combustible. Recommend that the duct and insulation be held back at least 2 inches from the furnace vent. The duct can be moved slightly to achieve proper clearances. In some instances, a sheet metal 'stand-off' is installed to maintain proper clearances. Location: attic and basement.

7.5 The Filter is dirty and needs replacing in basement.

7.6 Each of the rooms in the basement do not have air supply registers or return air grills. These rooms do not have a dedicated source for cooling and heating. These rooms are not part of the permanent HVAC system. Temperature uniformity will be very difficult to maintain.

Recommend further review and comment by a qualified HVAC contractor.

7.7 Gas-fired appliances and equipment needs adequate amounts of oxygen to provide for adequate combustion. The building code sets minimum standard of 50 cubic feet of room volume for each 1,000 BTU per hour of aggregate input rating of the equipment. Reference: Standard Gas Code. The combined input rating of the equipment inside this equipment room is 128,000 BTU per hour. The total required air volume is 50 times 128, or 6,400 cubic feet. The equipment room appears to be undersized. (if the ceiling is completed in the basement area) One method of remediation would involve replacing the existing solid door with a louvered door. This effectively extends the boundaries of the equipment space.

CENTRAL AIR CONDITIONING

The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: Cooling and air handling equipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed cooling source in each room. The home inspector shall describe: Energy sources; and Cooling equipment type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance The home inspector is not required to: Observe window air conditioners or operate cooling systems when weather conditions or other circumstances may cause equipment damage; Observe non-central air conditioners; or Observe the uniformity or adequacy of cool-air supply to the various rooms.

  IN NI NP RR Discoveries
8.0 COOLING AND AIR HANDLER EQUIPMENTx    
8.1 NORMAL OPERATING CONTROLSx    
8.2 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)x    
8.3 PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOMx  x 
8.4 CONDENSATE PIPINGx    
8.5 REFRIGERANT PIPING OR TUBINGx    
8.6 CONDENSER UNITSx    
  IN NI NP RR Discoveries
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 COOLING EQUIPMENT TYPE:
AIR CONDITIONER UNIT
 
COOLING EQUIPMENT ENERGY SOURCE:
ELECTRICITY
 
CENTRAL AIR MANUFACTURER:
GOODMAN
 
NUMBER OF CENTRAL A/C UNITS:
ONE
 
Comments:
8.3 Each of the rooms in the basement do not have air supply registers or return air grills. These rooms are not part of the permanent central HVAC system. Cooling for these rooms is not provided. Cooling is not required by the Georgia building code.

8.6 "Equipment and appliances installed at grade level shall be supported on a level concrete slab or other approved material extending above adjoining grade ......" Recommend re-positioning the unit(s) to allow for positive drainage on all four sides. Note: At the present time, minor silting is occurring at the condenser unit(s).

ELECTRICAL SYSTEMS

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main overcurrent device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their overcurrent devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any overcurrent device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

  IN NI NP RR Discoveries
9.0 SERVICE ENTRANCE CONDUCTORSx    
9.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELSx  x 
9.2 BRANCH CIRCUIT WIRINGx    
9.3 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGEx    
9.4 CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)x  x 
9.5 POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTUREx    
9.6 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)x    
9.7 SMOKE DETECTORS x   
9.8 LOCATION OF MAIN AND DISTRIBUTION PANELSx    
9.9 LOW VOLTAGE WIRING DEVICESx  x 
  IN NI NP RR Discoveries
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 ELECTRICAL CONDUCTORS (service entrance):
BELOW GROUND
 
PANEL CAPACITY:
150 AMP
 
PANEL TYPE:
CIRCUIT BREAKERS
 
BRANCH WIRING (15 and 20 amp):
COPPER
 
WIRING METHODS:
ROMEX
 
Comments:
9.1 The panel cover was missing at the main electrical panel. Recommend replacement of the cover.

9.4 There is a loose wall receptacle at the rear deck. Recommend re-securing the device.

9.9 The doorbell chime was not operable today. Repairs are recommended.

INTERIORS

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

  IN NI NP RR Discoveries
10.0 CEILINGSx    
10.1 WALLSx  x 
10.2 FLOOR COVERINGSx    
10.3 DOORS (REPRESENTATIVE NUMBER)x    
10.4 WINDOWS (REPRESENTATIVE NUMBER)x  x 
10.5 STEPS, STAIRWAYS, BALCONIES AND RAILINGSx  x 
10.6 FIREPLACES (secondary heating systems)x  x 
10.7 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETSx    
10.8 LAUNDRY ROOMx    
10.9 VENTING SYSTEMS (Laundry)x  x 
10.10 CLOSET SHELVINGx    
10.11 WET BARx    
10.12 INTERCOM SYSTEMx    
  IN NI NP RR Discoveries
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 CEILING MATERIALS:
SHEETROCK
 
WALL MATERIAL:
SHEETROCK
 
FLOOR COVERING(S):
CARPET
VINYL
WOOD
 
INTERIOR DOORS:
MOLDED PANEL
 
CABINETRY:
WOOD
 
COUNTERTOP:
LAMINATE
 
TYPES OF FIREPLACES:
CONVENTIONAL
VENTED
GAS/LP LOG STARTER
PRE-BUILT
 
OPERABLE FIREPLACES:
ONE
 
Comments:
10.1 There are multiple wall openings. These were created when the intercom system was abandoned. Recommend that all wiring in these areas be properly terminated. Recommend that ALL openings be properly sealed. Locations include: wet bar area, blue bedroom, kitchen, master bedroom, hall bath, etc.

10.4 Some of the windows are equipped with security bolts. This makes the window difficult to open. Windows are installed primarily to introduce light and fresh air to the room. However, the operable windows also function as emergency fire exits. Recommend that ALL windows be restored to full operation.

The windows screens are missing at many windows.

The "snap-in" window muntins are broken or missing at several windows.

Some of the windows are difficult to open due to painting. Windows are installed primarily to introduce light and fresh air to the room. However, the operable windows also function as emergency fire exits. Recommend that ALL windows be restored to full operation.

Picture 1
 Picture 2
10.5 The current standard for guardrails on balconies, elevated decks, elevated patios, etc. requires a minimum height of 36 inches. Additionally, there is a requirement that the openings in the railing shall not allow passage of an object 4 inches or more in diameter. The current -railing does not meet the latter criteria. Use caution with small children. It is improper to assume that older homes should be held to the current building code standard. However, the buyer should be aware that the more restrictive railing design would provide a much safer condition.

The handrail is incomplete at the stair from the main level to the upper level. When a stair is greater than 30 inches in height, a CONTINUOUS handrail is recommended. The same handrail needs to be available at every riser. Reference: general engineering practice. Recommend the addition of a proper handrail to improve safety.

10.6 Recommend sealing the opening around the gas piping at the sidewall of the firebox. Recommend that a heat-resistant grout be utilized. Reference: The manufacturer's written installation instructions. Note: On pre-built fireplaces, this opening needs to be sealed to prevent embers and the combustion gases from exiting the firebox and reaching the wood framing members within the wall construction. Location: living room fireplace.

10.9 The dryer vent appears to be improper. The vent is plastic at the point that it enters the wall. "Vents shall be constructed of minimum 0.016-inch-thick rigid metal ducts, having smooth interior surfaces with joints running in the direction of the air flow." Note: The air flow is significantly reduced if flexible corrugated plastic vent materials are utilized. Lint build-up inside the duct is increased. The reduced air flow can cause elevated temperatures and sometimes lint fires can occur. The purpose of the sheet metal duct is to contain the lint fire. Further review is required. Recommend that the dryer vent be replaced with an appropriate metal product.

10.12 This house previously had an intercom system.

VEHICLE STORAGE

  IN NI NP RR Discoveries
11.0 CEILING(S)x    
11.1 WALLSx    
11.2 FLOOR(S) OR PARKING PAD(S)x    
11.3 PEDESTRIAN DOOR (to interior)x    
11.4 PEDESTRIAN DOOR (to exterior)x    
11.5 VEHICLE DOOR(S)x  x 
11.6 GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance)x  x 
11.7 FIRE SEPARATION (from living areas)x    
  IN NI NP RR Discoveries
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 TYPE OF VEHICLE STORAGE:
drive-under
 
NUMBER OF PARKING BAYS:
TWO
 
FIRE SEPARATION:
provided by drywall layer
 
INTERIOR DOOR TYPE:
hollow core steel
 
VEHICLE DOOR TYPE:
ROLL-UP
 
GARAGE DOOR MATERIAL:
COMPOSITE HARDBOARD
(with wooden frames)
 
AUTOMATIC VEHICLE DOOR(S):
TWO MANUAL
 
AUTO OPENER MANUFACTURER:
CRAFTSMAN by SEARS
 
Comments:
Picture 1
 Picture 2
11.5 The wooden components at the garage door are moisture damaged. Proper repairs are recommended. Location: one small area at one panel.

Recommend reinforcement of one of the damaged rails at the vehicle door. (one small area)

11.6 The garage door opener does not reverse properly when tested. Recommend adjusting the sensitivity of the auto-reverse function.

KITCHEN APPLIANCES & FIXTURES

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

  IN NI NP RR Discoveries
12.0 KITCHEN SINK(S)x    
12.1 FOOD WASTE DISPOSERx    
12.2 DISHWASHERx  x 
12.3 RANGES/OVENSx  x 
12.4 RANGE EXHAUST HOODx    
12.5 MICROWAVE COOKING EQUIPMENT x   
12.6 REFRIGERATORx    
  IN NI NP RR Discoveries
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 DISHWASHER:
TAPPAN
 
DISPOSER:
ACE HARDWARE
 
EXHAUST/RANGE HOOD:
RANGAIRE
 
RANGE/OVEN:
ELECTRIC
UNKNOWN (unmarked)
 
BUILT-IN MICROWAVE:
NONE
 
REFRIGERATOR:
PRESENT TODAY
(with integral ice and water dispenser)
WHIRLPOOL
 
Comments:
12.2 The counter-balancing mechanism at the dishwasher door is improper. Specifically, the door opens abruptly. Proper repairs are recommended.

12.3 Recommend re-securing the control panel at the back of the range/oven.

12.5 The microwave equipment is portable. It was not inspected.

BATHROOMS

  IN NI NP RR Discoveries
13.0 INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURESx    
13.1 VENTING SYSTEMS (Bathrooms)x    
13.2 TOILETSx    
13.3 SINKSx  x 
13.4 BATHTUBSx    
13.5 SHOWERSx    
  IN NI NP RR Discoveries
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 FULL BATHROOMS:
TWO
 
HALF BATHROOMS:
ONE
 
STUB-OUT (for future bathroom):
Not Visible
 
Comments:
13.3 Recommend re-securing the sink to the wall at the half bathroom.

The sink stopper does not function properly at the upper hall bathroom.

ATTIC AREA

  IN NI NP RR Discoveries
14.0 ROOF STRUCTURAL FRAMINGx    
14.1 ATTIC FLOORING  x  
14.2 VENTILATION FANS AND THERMOSTATIC CONTROLS (ATTIC) x   
14.3 VENTILATION OF ATTIC AREASx    
14.4 ATTIC ACCESS DOORS AND PANELSx    
14.5 FIRE WALLS AND FIRE SEPARATIONx    
14.6 INSULATION SYSTEMSx    
  IN NI NP RR Discoveries
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 ROOF STRUCTURE:
PRE-ENGINEERED WOOD TRUSS
 
CEILING STRUCTURE:
PRE-ENGINEERED WOOD TRUSS
 
ATTIC FLOORING:
(not applicable)
 
ATTIC VENTILATION:
EAVE/SOFFIT VENTS
POWER VENTILATOR
GABLE-END VENTS
 
Comments:
14.0 The staining and warping of siding material at the chimney structure are indications of a prior or present leak. The area appears to be dry today. (as viewed from the attic)

14.2 Access to attic areas was very limited. There is a power ventilator present today. The unit on the left side of the house was not operating at the time of the inspection. We were not able to confirm the serviceability of this unit.

14.4 The access opening for the upper attic area is not readily accessible today. Access panels are typically located so that the floor area beneath the panel is free and clear of obstructions. In this instance, the closet shelving restricts the use of a proper ladder.

NOTE: The attic area was viewed from the top of the access opening. The inspection is limited.

SECURITY SYSTEMS

  IN NI NP RR Discoveries
15.0 EXISTING SECURITY SYSTEM x   
  IN NI NP RR Discoveries
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
 ESTABLISHED SYSTEM:
SYSTEM WAS NOT INSPECTED (not in inspection protocol)
 
Comments:
15.0 The security system is outside of the scope of our home inspection. The system was not inspected. Recommend that the seller arrange to conduct a satisfactory demo of the security/fire system prior to closing.


Prepared Using HomeGauge http://www.homegauge.com SHGI (c) 2000-2003 : Licensed To ProInspex of Georgia, Inc. License 1

SUMMARY


Pro Inspex of Georgia, Inc.

517 Autumn Walk at BridgeMill
Canton, Georgia 30114
770-345-3111

Customer
Joe Homebuyer

Home
123 Rain Forest Drive
Anytown, GA 30000
The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitabilty of the dwelling; or appear to warrant further investigation by a specialist, or requires subsequent observation.

This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function, efficiency, or safety of the home.

This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

GROUNDS, YARDS, AND AMENTITIES
1.3 RETAINING WALLS
Inspected, Repair or Replace
Recommend providing protection at the top of several sections of the retaining wall. Surfaces ..... " located more than 30 inches above the floor or grade below shall have guardrails not less than 36 inches in height." Reference: general engineering practice. Recommend the installation of a physical barrier or planting material to assist in preventing falls.
1.4 EXTERIOR STAIRS
Inspected
The exterior stair exceeds 30 inches in height and has no handrail. The addition of a handrail would improve the safety of the stair.
1.8 TREES AND SHRUBS
Inspected, Repair or Replace
Recommend removing all vegetation from the exterior roof area. This will promote air circulation and drying. It will also minimize degradation due to moisture and physical damage. Recommend pruning to maintain a minimum clearance of 24 inches for all trees. Location: front elevation.

There are three large trees at the front yard area. The tree trunks have a large hollow cavity. The trees appear to be within range of the house, garage, or driveway (in the event of falling). The foliage at the tree appears to be healthy. If the buyer needs additional information about the strength of the tree, we recommend that a qualified arborist be consulted.
1.9 FENCES AND GATES
Inspected, Repair or Replace
Earth-to-wood contact was observed at the fence. Wood in contact with the soil is subject to damage from elevated levels of moisture and damage from insects. Recommend adjusting the grade in this area, if possible, or trimming the fence lattice to eliminate or minimize contact with the soil. Damage today was minor at the lattice panels (rear yard). Note: Pressure-treated lumber that is in contact with the earth will last much longer than untreated lumber, however, even this product will eventually experience deterioration due to moisture.

Recommend reinforcement and adjustment of the gate and latch at the fence. (both gates)

Several of the fence posts are moisture or insect damaged. Several of the posts are loose. Proper repairs are recommended.

The fencing has several loose or damaged lattice panel. Repairs are recommended.

EXTERIOR ATTACHED STRUCTURES
2.0 PORCHES, STAIRS AND APPLICABLE RAILINGS
Inspected, Repair or Replace
The handgrip is improper at the front porch stair. The handgrip for a non-circular cross section must have total perimeter dimension of at least 4 inches but not more than 6.25 inches. Reference: general engineering practice. Revising the handgrip would improve stair safety.

The post is rotted at the front porch stair railing. Recommend replacement of the rotted component.

The openings in the guardrail exceed 4 inches in width. "Required guardrails on the open sides of stairways, raised floor areas, balconies and porches shall have intermediate rails or ornamental closures which do not allow passage of an object 4 inches or more in diameter." Reference: general engineering practice. This criteria is directed at protecting very young children from slipping through the railing. If railings are greater than 4 inches, adults should use extreme caution when small children are present. Location: front porch.
2.1 DECKS, BALCONIES, STAIRS AND APPLICABLE RAILINGS
Inspected, Repair or Replace
The handgrip is improper at the rear deck stair. The handgrip for a non-circular cross section must have total perimeter dimension of at least 4 inches but not more than 6.25 inches. Reference: general engineering practice. Revising the handgrip would improve stair safety.

The rear deck is required to resist wind up-lift forces. For design purposes, wind gusts of up to 90 miles per hour are possible in the metro-Atlanta area. It is important to properly secure some of the deck joists to the girder. The use of a 'toe-nailing' technique does not provide sufficient holding strength. Recommend the use of small steel angles and lag bolts to secure the posts.

The 2-inch by 2-inch ledger strip does not provide an adequate end bearing condition for the deck joists. The ledger ne