AmericanHome Inspection Professionals, LLC

AmericanHome Inspection Professionals, LLC
Cover Page
Property Inspection Report
4286 South of the Tracks Ave, My Town, GA 33030
Inspection prepared for: Joe S
Date of Inspection: 2/2/2013 Time: In: 1100 Out: 1400
Age of Home: 78 Size: 2426
Weather: Warm 67*, stormy, heavy rain
Inspector: Michael W. Bronner
ASHI #203368, ICC-5188719-R5
3313 Ellsmere Trace, Marietta, GA 30062
Phone: 770-973-0655
Email: mmbronner54@gmail.com
www.thebesthomeinspector.com
AmericanHome Inspection Professionals, Inspecting the American Dream, One
Home At A Time, Since 1995
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
PLEASE READ!
WHAT YOU CAN EXPECT FROM THIS INSPECTION REPORT
The inspection is a reasonable effort to disclose the condition of the property on the day of inspection. The inspection does not reveal information on
concealed items or items the inspector is unable to inspect, including latent/hidden defects. The inspector is a generalist trained to evaluate the
structure. The inspection is NOT technically exhaustive nor is it an inspection for code compliance or any governmental regulation. Any codes that
may be included with this report are for clarification purposes only and are not intended to indicate a specific violation. If buyer is NOT present for
the inspection, it is IMPARATIVE that the client contact the inspector for a thorough review of the findings and report before any repairs or
corrections by the seller are requested.
On the following pages you will be provided with all the inspector's findings. Each category will contain what type of system or structure was inspected
and if there were any major or minor concerns observed. A major concern is generally considered to be any repair that is significant and or poses a
safety hazard. Repair, replacement or correction by a professional in the related field is recommended before the close of escrow.
Before each category in the report there is a brief description of what is included in the inspection of that category. e.g. The Exterior category contains
items such as: windows, doors and trim. Check each description prior to reviewing the findings. We have made every effort to make this report as
comprehensive as possible. If you do not understand any part of this report, please do not hesitate to call our office at: 770-973-0655.
Ratings
When items are rated the categories will be as follows: Acceptable: Functioning and or should give satisfactory service within the limits of its age and
design limitations. A Defective rating requires repair, replacement or corrective action by a qualified, licensed repair professional as soon as possible.
Monitor/Minor Defect/Maintenance may be considered less than satisfactory, may need repair soon, is generally cosmetic/very minor in detail and
repair is optional and or can be completed at any time in the near future or inspector recommends monitoring issue, Maintenance is a recommendation
for regular service to a system to assure continued normal operation, IE: Service HVAC system, trim outside in need of paint and minor rot repair, ect.
Safety may be an issue that has life-safety implications, may be a safety enhancement to a system or component that might be considered an
upgrade. A Further Evaluate rating is a recommendation to have the system or issue further evaluated by a qualified professional in that field or as the
inspector specifies.
Any system or component that receives a rating other than Acceptable, the inspector recommends evaluation of that the system or component and or
repair by a qualified professional before the close of escrow or during due diligence period as needed. Items in RED are issues the inspector feels
are more important, are a safety hazard or a safety upgrade and correction/upgrading is needed as soon as possible. Be advised, home warranties are
not a substitute for the inspector’s recommendation of needed maintenance or service. The inspector will often make recommendations to repair or
upgrade specific items or systems (e.g. upgrade bathroom or kitchen receptacles to ground fault interrupter receptacles, installation of handrails, ect.).
These recommendations are often intended to improve a system or item with newer products and technologies or upgrade to newer safety standards.
IF the inspector gives estimates to remaining life, it is an approximation and not definitive. It is impossible to predict exactly how long a system will last;
all components of a home have a designed life expectancy. Estimates for the cost to repair or to correct any issue is normally not included in the
report-the inspector is NOT a contractor. Consult a qualified contractor for an exact estimate.
Please be advised, the summary pages of this report are partial in nature and CANNOT be relied upon as a replacement for the report.
Please read the entire report, the Pre-Inspection agreement, this page, view all photos included with this report and other important
information as some issues may not be fully reported in the summary but are nonetheless important to the buyer. The items on the summary
pages or any photos in the report are NOT intended to determine/indicate which items may need to be addressed per the contractual
requirements and agreements of the sale of the property.
Also, please be advised that, failure to take action on the significant issues discovered during the inspection and listed in the report during
the inspection contingency/due diligence period, may result in but not limited to, the potential for hidden damage and significant cost, life
safety implications and/or potential for continued damage.
Any areas of concern regarding the real estate contract should be clarified by consulting an attorney or real estate professional.
Page 1 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
Inspection Details
We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report.
Call us after you have reviewed your report so we can go over any questions you may have. Remember, when the
inspection is completed and the report is delivered, we are still available to you for any questions you may have,
throughout the entire closing process.
Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspection of the visible portion
of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property,
some items like GFI outlets may not be present; this report will focus on safety and function, not current code. This
report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or
repair.
For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns
and defects. Note, this report is a snapshot in time. We recommend that you or your representative carry out a
final walk-through inspection immediately before closing to check the condition of the property, using this
report as a guide.
*A Home Inspection is a non-invasive visual examination of a residential dwelling, performed for a fee, which is designed
to identify observed material defects within specific components of said dwelling. Components may include any
combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as
identified and agreed to by the Client and Inspector, prior to the inspection process.
*A home inspection is intended to assist in the evaluation of the overall condition of the dwelling. The inspection is based
on observation of the visible and apparent condition of the structure and its components on the date and time-ONLY-of
the inspection and not the prediction of future conditions.
*A home inspection will not reveal every concern that exists or ever could exist, but only those material defects observed
on the day of the inspection.
*A material defect is a condition with a residential real property or any portion of it that would have a significant adverse
impact on the value of the real property or that involves an unreasonable risk to people on the property. The fact that a
structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural
element, system or subsystem is not by itself a material defect.
*An Inspection report shall describe and identify, in written format, the inspected systems, structures, and components of
the dwelling and shall identify material defects observed. Inspection reports may contain recommendations regarding
conditions reported or recommendations for correction, monitoring, updating or further evaluation by professionals in the
related field.
*In this report will be items in RED that the inspector considers important and special attention should be paid. There will
be other concerns or information that will be in Black script but be considered a defect or other rating that the buyer
should still be mindful of but may not be of a critical nature.
1. Attendance
In Attendance: Client present
2. Home Type
Home Type: Detached • Multiple level • Crawlspace
3. Occupancy
Occupancy: Vacant
4. Type of Inspection
Materials: Full home inspection and evaluation
Page 2 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
5. General Comments
Materials: Home is in fair to good condition for its age. The home's electrical
system appears to have been fully upgraded along with the plumbing. HVAC
systems are newer however, the upstairs unit may be too large for the sq.
footage served (may be sized this way because???? the area may be hot
during the summer and cold during the winter due to being a converted attic
space). I am skeptical of the crawl space area however. Crawl has a rodent
and possible large animal entry concern due to the old crawl design that is
basically open to the outside (due to front porch). Most of the insulation has
either fallen or is falling due to widespread rodent nesting or other causes.
Due to this, I was unable to fully view the crawl space framing and was
unable to determine the overall condition of the framing and support
members.
Page 3 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
Grounds
Grading and drainage are probably the most significant aspects of a property simply because of the
direct and indirect damage that moisture and water intrusion can have on the structure. Proper
control of water that falls on the property and on or around the home is critical in protecting the home
from damage and water entry issues. Water is public enemy number one working on the home.
Minor cracks in hard surfaces such as the driveway, sidewalks and patios is common for homes of
any age. All cracks should be closely monitored and if they are large enough to be considered a
tripping hazard, correction will be needed.
Proper control of exterior vegetation is critical for the overall health of the home. Vegetation that is
too close to or in contact with the home will lead to deterioration of and damage to the home. Keep
all plants, shrubs and trees well away from the home, as sunlight and air penetration will reduce rot
and keep insects as far from the home as possible.
1. Exterior Access Issues
Accpt
Def
Monit Safety Evalu
Minor
Upgra Materials: Access to the exterior of the property was considered normal.
Main
de
X
2. Grading
Accpt
Def
Monit
Minor
Main
X
Safety
Evalu
Upgra
de
Observations:
• Lot grading and drainage have a significant impact on the building, simply
because of the direct and indirect damage that moisture can have on the
foundation. It is very important, therefore, that surface runoff water be
adequately diverted away from the home. Lot grading should slope away and
fall a minimum of one (1) inch every foot for a distance of six (6-10) feet
around the perimeter of the building.
• Poor drainage observed at many sides of the home due to overgrown,
mature shrubbery and flower beds. Mature shrubs and flower beds that block
water flow are a contributor to water entry issues into the lower levels of the
home. Removal of shrubs may be needed to facilitate better drainage.
Correction highly recommended.
• Comment: Water flow around home difficult to determine due to decks,
porches walkways, ect.
Primarily, the downspouts are all draining too close and all gutters are
overflowing. Which will lead to water entry issues into crawl.
3. Driveway and Walkway Condition
Accpt
Def
Monit Safety Evalu
Minor
Upgra Materials: Asphalt driveway.
Main
de
X
4. Vegetation Observations
Accpt
Def
Monit Safety Evalu
Minor
Upgra Observations:
Main
de
• Trees and other tall vegetation appear normal at this time.
X
• Winter. During the winter, it may be difficult to determine the overall health
of deciduous trees. Inspector will attempt to evaluate trees that are close to
the home.
Page 4 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
Exterior Areas
The exterior of the home is one of the most significant aspects of the inspection as it is what keeps
the weather outside at bay. Any issues with the exterior should be promptly addressed as weather
can quickly deteriorate any structure that is not properly maintained.
Note: any siding, but especially composition or hardboard siding, must be closely monitored. A
classic example is the older style Louisiana Pacific, Abitibi Price, Masonite (two varieties) siding,
where the failure and deterioration provided grounds for a class action lawsuit. Even modern
concrete composition siding and trim is vulnerable to moisture damage.
Masonry, such as brick, stone (made-made and real), stucco are all rigid materials and are prone to
cracking due to expansion, contraction, improper support or foundation settlement issues. Minor
cracking should be monitored, more significant cracks may be referred to an expert for further
evaluation. Stucco is a highly specialized product that requires a professional stucco evaluation
during the due diligence period.
Other items covered in this section will include: decks and attached structures, condition of the paint,
sealants, trim, windows, doors and exterior electrical items such as outlets, lighting, general wiring
ect.
1. Access Issues
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Materials: Access of the exterior part of the home was considered normal
X
2. Cladding Condition
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Materials:
• Vinyl siding noted.
• Brick, part of pier and curtain wall system.
Observations:
• No major system functional concerns noted at time of inspection. Siding
appears acceptable at this time.
3. Penetration Issues
Accpt
Def
Monit
Minor
Main
X
Safety
Evalu
Upgra
de
Materials: Dryer Duct Penetration • A/C Line Set Penetrations • Other Hood
Penetrations • Cable/phone penetrations
Observations:
• Penetration not sealed adequately to keep air, water and insect tight. Seal
penetration as needed with an appropriate sealant for the application.
• Comment: With this age of home, many penetrations are not well sealed to
prevent or aid in preventing rodent entry. Make sure ALL penetrations
outside are adequately sealed.
4. Eaves, Facia and Trim
Accpt
Def
Monit Safety Evalu
Minor
Upgra Observations:
Main
de
• Soffit damaged due to rot from overflowing gutter or a roof leak at rear right
X
lower roof. Correct cause first, then repair soffit as needed.
• Loose trim cladding observed (on top of metal carport roof), suggest
securing as necessary.
Page 5 of 52
AmericanHome Inspection Professionals, LLC
damage soffit due to clogged gutters
4286 South of the Tracks Ave, My Town, GA
trim that has blown off that needs replacing
5. Exterior Paint/Sealant
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
6. Deck, Porch, Balcony, Sunroom
Accpt
Def
Monit Safety Evalu
Minor
Upgra Observations:
Main
de
• Guardrails too low. Today, all exterior guardrails must be between 36 and
X
42'' in height for safety. These rails are too low, pose a safety hazard and
should be corrected regardless of age of home.
• Guardrails loose at front porch by one column. Guardrails loose or
improperly constructed and may pose a safety hazard. If loose, have
resecured as needed (do not just nail rail posts and do not notch rail posts at
deck contact). Have corrected by a qualified contractor.
• Comment: Built up rear added roof support beam that has been notched for
the storm door is ineffective and insufficient in size now to properly carry roof
load. Recommend removing storm door and rebuilding this beam as needed.
• The deck joists are set too far apart for the existing decking boards. 5/4
decking lumber require the joists to be on 16'' centers. Correct as needed.
• Poor/insufficient bearing observed at the outside double ledger board. All
framing must be supported by at least 1.5'' by hangers or placed on top of
the support posts and be positively attached to these supports. Correct as
needed.
Page 6 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
porch rail very low at around 24''
rail has dropped down
this built up 3-2x6 beam has been notched for the
door and is insufficient
deck joists on 24'' centers-spacing is too far 5/4
decking, needs to be 16''
outside double ledger not being carried by 4x4 supports
Page 7 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
7. Supports, Footers
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Observations:
• Deck support footers not visible
8. Stair, Step Rail Issues
Accpt
Def
Monit Safety Evalu
Minor
Upgra Materials: Wood Steps • Masonry Steps
Main
de
Observations:
X
• Comment: handrail to upstairs living area broken at one place. correct as
needed.
• Landing missing or improper a the deck stairs. A landing is needed at the
base of all steps or step downs. The landing should be at least as wide as
the stairs or 36'' minimum and be no more than 7-3/4' down. Correct as
needed.
broken grip rail
no landing and step down too high
9. Window Condition
Accpt
Def
Monit
Minor
Main
X
Safety
Evalu
Upgra
de
Observations:
• The windows in this section are covered and inspected for damage due to
rot, lack of maintenance or the overall condition of the windows. Windows
and their conditions are an important aspect of any home and are a major
source of air and water leakage. Repairs and or replacement, if needed, can
be very costly.
• The type of windows in the home are: fixed, double hung thermopane and
older aluminum single hung (in wood stove room)
• Comment: two sets of crawl picture windows are not needed and are more
of a maintenance concern and break in concern than they are worth. If
remaining-add security bars-my recommendation. Also be advised that these
windows are not safety glass as would be required if installed today.
Page 8 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
crawl window at grade level
10. Doors
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Safety
Evalu
Upgra
de
X
Observations:
• Main home doors appeared in functional and in satisfactory condition, at
time of inspection.
• Daylight visible around front door when closed. This indicates weather
stripping that may be in need of replacing or door does not close and seal
properly. Visible daylight will allow water and insect entry, causing possible
damage. Have weather stripping evaluated and or door installation
evaluated.
• Door hinges loose at attic unit. Repair as needed so door operates
properly.
11. Door Bell
Accpt
Def
Monit
Minor
Main
X
Observations:
• Operated normally when tested at car port door but not at front door.
Correct as needed at front door
12. Electrical Issues
Accpt
Def
Monit
Minor
Main
Safety
X
Evalu
Upgra
de
Materials: Exterior Outlets
Observations:
• Outlet cover not a weather proof type as is needed or required, depending
on age of home. Regardless, a weather proof outlet cover should be installed
for safety.
Page 9 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
outside outlet that is not weatherproof
Page 10 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
Roof
1. Main Roof Condition
Accpt
Def
Monit Safety Evalu
Minor
Upgra Materials: Walked. The roof was walked, or parts were walked, for
Main
de
inspection.
X
Materials: Fiberglass composite shingles noted.
Observations:
• Roofing material appears acceptable at this time for age of roof.
general view of shingles
2. Patio and Porch Condition
Accpt
Def
Monit Safety Evalu
Minor
Upgra Observations:
Main
de
• Comment: the small short roof above the crawl access is poorly attached to
X
the side of the home at both sides. this point of attachment must be
addressed and corrected as soon as possible to keep roof framing from
failing.
overhang roof structure to right of crawl door poorly secured to home
Page 11 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
3. Ventilation
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Observations:
• Ridge exhaust venting noted.
• No soffit vents. With this age of home, there are no soffit vents and
probably cannot be installed. Be advised.
4. Gutter/Downspouts
Accpt
Def
X
Monit
Minor
Main
Safety
Evalu
Upgra
de
Observations:
• A poor functioning gutter and downspout system is the number one cause
of water damage and water entry issues inside homes. It is imperative that
the gutter/downspout system be in good operational condition. Any issues
listed here should be promptly addressed by a gutter professional.
• Clean gutters. Clogged and overflowing gutters are the main cause of water
damage to a home and water entry issues into lower levels of the home and
potential foundation issues.
• Overflowing gutter or evidence of an overflowing gutter observed. An
overflowing gutter is an indication of poor maintenance and correction and
inspection by a gutter professional is needed to assure the gutter system is
functioning properly.
• All downspouts discharging against or near the foundation wall; they are not
directed far enough away from home. All downspouts should drain water as
far from home as possible, at least 10 feet if possible.
overflow gutter
most downspouts draining water at foundation
Page 12 of 52
AmericanHome Inspection Professionals, LLC
gutters all clogged and overflow
4286 South of the Tracks Ave, My Town, GA
downspout draining water onto base of a/c unit
overflowing gutter
5. Flashing/Vent Boots
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
6. Vent and Caps
Accpt
Def
X
Monit
Minor
Main
Safety
Evalu
Upgra
de
Observations:
• Water heater vent pipe is a single wall vent. Today, and for many, many
years, this has not been allowed. All modern vented gas appliances require a
Class B double wall vent. This single wall vent pipe should be replaced as
needed down to the appliance connection.
Page 13 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
improper vent for water heater
7. Chimney
Accpt
X
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Observations:
• Chimney appears acceptable for its age.
Page 14 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
Carport
1. Carport Issues
Accpt
Def
X
Monit
Minor
Main
Safety
Evalu
Upgra
de
Materials: Open two sides
Observations:
• Carport metal roof is leaking in multiple locations. Contact a roofer to repair
or replace roofing material as needed to correct.
• Comment: Double built up carport roof girder at splice is dropping some
due to a missing support under the splice. Add a support under this splice as
needed to carry imposed load at this point.
carport roof leaking in many areas
carport beam separating due to lack of support
under the splice
Page 15 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
Crawlspace
1. Crawlspace Interior Issues
Accpt
Def
Monit Safety Evalu
Minor
Upgra Observations:
Main
de
• Be advised, a crawlspace is generally an inhospitable environment that
X
often times has excessive moisture, mold-like organism growth, higher
insect/animal activity (bugs, spiders, rodents ect) and poor air quality. Air
from a crawlspace can enter a home and contribute to poorer indoor air
along with insects and rodents. A well-sealed crawlspace will help reduce
this.
• Rodent evidence in crawl space. Rodents in a crawl space are uninvited
guests and their access points should be inspected and sealed off as needed
by a qualified pest specialists.
• Crawlspace communicates directly with the outside area. Crawlspaces
should be sealed from the outdoor space to aid in preventing rodents and
other animals access to the crawl. This can be somewhat involved
depending on how many access points there are to seal.
• Comment: The crawl space has a rodent and or other larger animal
infestation. The front porch communicates directly with the crawl and is
allowing virtually any animal access to the crawl. these animals or rodents
have damaged the insulation and are attempting to chew their way into the
home. Recommend consulting with a professional crawl space contractor to
seal off the crawl of all access points. Once accomplished, address the
insulation concerns and cleaning of the crawl space of all rodent droppings
and damaged insulation. This will be somewhat costly and involved but
needed.
something big has been chewing into this area
2. Foundation Wall Concerns
Accpt
Def
Monit Safety Evalu
Minor
Upgra Materials: Pier and Curtain wall foundation
Main
de
Observations:
X
• No deficiencies were observed at the visible portions of the structural wall
components of the crawlspace
3. Sub Flooring/Framing
Accpt
Def
Monit Safety Evalu
Minor
Upgra Observations:
Main
de
• Sub floor mostly not visible due to insulation.
X
Page 16 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
4. Beams/Girders
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Safety
Evalu
Upgra
de
X
Observations:
• Beam Material: Wood
• Beams and or girders only partially visible due to insulation. Only visible
portions can be commented upon.
• Comment: Some beams have been added to the existing framing in the
crawl space. Most not clearly visible due to insulation between the joist bays
and insulation that has or is falling.
5. Columns
Accpt
Def
Monit
Minor
Main
Observations:
• The type of support columns are: block, brick, wood and added newer
X members
• Non professional or temporary supports observed. These types of supports
are often installed by amateurs or non professionals to help augment the
existing support members or sagging areas of the home. Inspector feels they
should be evaluated for replacement to more permanent supports by a
professional contractor.
many added supports in one area
6. Footers
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Safety
Evalu
Upgra
de
Observations:
• Added support post/blocks appear to lack proper footing to support load,
X Review by a qualified foundation contractor is recommended.
7. Insulation
Accpt
Def
X
Monit
Minor
Main
Observations:
• Rodent nests observed in insulation. Recommend sealing all gaps and
cracks to prevent future infestation and consulting with a pest specialist to
eliminate any present rodent infestation.
• Insulation has been damaged by rodents or other causes. Insulation has
fallen or has been used as nesting sites. If rodent caused, some of the
insulation may need to be removed due left behind feces and urine, which is
unsanitary. Once rodent concerns have been addressed, consult with an
insulation contractor about replacement of the insulation as needed. May be
costly.
Page 17 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
insulation throughout crawl knocked down by??? evidence of just how much insulation has dropped
Rodents as is here
8. Drainage
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Observations:
• The crawlspace has an interior drainage system. Advise obtaining any
documentation and warranty information from current owner. An interior
drainage system is an indication of active water entry from the outside is
occurring. I would make sure that ALL avenues outside be explored first to
stop outside water entry and then have the interior drainage system be the
last attempt at addressing.
9. Sump Pump
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Observations:
• Comment: sump pit and pump in block room indicates a water entry issue
and there was water actively entering due to heavy rain at time of inspection.
It is always better to control water from the outside First and have a sump be
the last resort. And, the sump is in the middle of the floor and can be stepped
into, not a good location and it should be relocated somewhere more safe.
10. Crawl Ventilation Issues
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Page 18 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
open crawl space vent
11. General Concerns
Materials: Crawl space in overall poor condition. Rodent/animal entry
concerns and rodent infestation concerns exist. Rodents have been nesting
in the insulation and much of the insulation throughout the crawl has fallen.
the fallen insulation is also blocking view of the framing in general and I was
unable to get a good view and overall evaluation of it. I recommend having
the crawl space made rodent proof first off. Then remove the insulation form
the crawl space-especially all the insulation that is contaminated with rodent
excrement, then throw away. Once insulation is removed, have the crawl
space framing further evaluated to make sure it is all adequate and correct
any deficiencies found. Then, reinsulate crawl space as needed. Also,
correct any issues outside that is allowing water entry into the crawl to help
maintain a dryer crawl area.
Page 19 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
Electrical
This section describes the type, size, distribution of the electricity, components and service to and in
the home. Any issues listed in this section, and other sections that include electrical, should be
evaluated and corrected as needed by a qualified electrical contractor prior to closing. Be advised
that the inspector may make recommendations to upgrade a system or component and is not
intended to be considered a defect.
1. Service Entrance
Accpt
Def
Monit Safety Evalu
Minor
Upgra Observations:
Main
de
• There is an overhead service drop observed.
X
2. Main Amp Breaker
Accpt
X
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Observations:
• 150 amp
3. Electrical Panel and Main Disconnect
Accpt
Def
Monit Safety Evalu
Minor
Upgra Location: Main panel is located: • Laundry room
Main
de
Observations:
X
• Main Electrical Disconnect and or the main distribution panel is pictured
here. This is where all the power to the home can be shut down and or where
the main distribution panel and individual breakers are located.
• Access to panel box blocked or restricted. Panels must have at least 36'' of
clearance in front, 30'' to the sides so safe access can be made and the
panel cover removed as needed. Recommend correction as needed. This is
important.
• Tandem breakers used in an area of the panel that is not designed for this.
Recommend review by a qualified electrician for correction. Be mindful, it
may require replacement of the box if there is no room to correct this.
cannot remove panel due to wall
these tandem breakers cannot be installed here,
must be one row down
Page 20 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
4. Wiring Issues
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Materials: Copper non-metallic (type NM) sheathed 3-wire cable observed
Observations:
• Abandoned wiring behind stove and under kitchen sink. Inspector observed
wiring that appears to not be in use. All wiring that is not in use or never will
be used, should be removed and properly terminated at both ends.
old abandoned rag wire behind stove
unused switch with no power to it under sink
5. Grounding/Bonding Issues
Accpt
Def
Monit Safety Evalu
Minor
Upgra Materials: The type of grouding for the electrical system is: • 1 Ground Rod
Main
de
Observations:
X
• The ground rod(s) was observed and verified and the connection of the
GEC to the rod(s) also verified.
appears to be the ground rod
6. Outlets
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Page 21 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
7. GFCI Outlets
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Observations:
• GFCI protected outlets tested and found functional.
8. Lighting/Fan Issues
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Observations:
• Light not functioning in laundry room area and the wall light in the hall bath .
Repair as needed. Often times it is just a bulb.
9. Smoke Detectors
Accpt
Def
X
Monit
Minor
Main
Safety
X
Evalu
Upgra
de
Observations:
• The smoke detector did not operate during the inspection in hall outside the
bedrooms and the unit in the converted attic. This is serious safety issue and
correction/replacement is needed ASAP.
• No permanent CO detector was observed at time of inspection.
Recommend adding on each floor of the home where there is a fuel burning
appliance as a safety enhancement. When adding CO detectors to the home,
be advised, many CO detectors do not detect low levels of CO but only when
it reaches very higher levels. Thoroughly read the instructions and limitations
of the CO detectors purchased and installed.
Page 22 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
Plumbing
This section covers the water entry and type of waste (if they can be determined) to the home. It will
also cover type of materials, shut off locations and issues associated therewith.
Note, if home is in a rural location or area that is not served by public water and waste, sewer service
and/or water service might be provided by private waste disposal system and/or well. Inspection,
testing, analysis, or opinion of condition and function of private waste disposal systems and wells is
not within the scope of this home inspection. Recommend consulting with seller concerning
private systems, and inspection by appropriate licensed professional familiar with such private
systems is needed. If a Septic System is on the property, pumping and a thorough evaluation is
recommended prior to purchase. This is important.
1. Water Issues
Accpt
Def
Monit Safety Evalu
Minor
Upgra Materials: I am not required, according to the ASHI Standards of Practice, to
Main
de
determine what type of water service this home has. I will attempt to make a
X
determination for the client's convenience. ALWAYS check with the seller,
seller's agent, the disclosure or call the county to be 100% certain. • The type
of water service appears to be public
2. Sewage Issue
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Materials: I am not required to identify the type of sewage system according
to the ASHI Standards of Practice. However, I will attempt to identify it as
public or private (Septic) as a service to my client. Always inquire with the
seller or the disclosure statement for a definitive determination. • The type of
sewage system appears to be Public or as disclosed by buyer
3. Drain Waste Vent Issues
Accpt
Def
Monit Safety Evalu
Minor
Upgra Materials: The type of drainage plumbing material for this home is/are: • PVC
Main
de
• Cast Iron
X Observations:
• Old cast iron drain line to street. Home has an old cast iron drain line that
runs under the home to the street connection. With this age of system,
inspector recommends having the line scoped to determine its condition.
4. Supply Issues
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Materials: Copper
X
5. Service Issues/Shutoff
Accpt
Def
Monit Safety Evalu
Minor
Upgra Materials: Not Visible
Main
de
Observations:
X
• The main shut off is located in the crawlspace and is pictured here.
Page 23 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
main water cut off under front porch
Page 24 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
Water Heater
This section covers the method of heating the domestic hot water for the home. The most common
system is a gas or electric storage-type water heater but may also be an on-demand, tankless type.
Items observed will be the overall condition of the system but more importantly the type and
condition of fuel delivery (be it gas or electric), the venting of the flue gases, if gas powered, water
plumbing to the device, its location and proper installation. Water heaters are often installed by the
homeowner and or amateurs and can have many installation issues.
1. Water Heater Access Concerns
Accpt
Def
Monit Safety Evalu
Minor
Upgra Materials: Access to the water heater was considered normal.
Main
de
X
2. Age
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Materials: Water heater is gas
Observations:
• 14-17
• Water heater nearing or at its designed life expectancy. Budget for
replacement.
3. Number Of Gallons
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Observations:
• 40 gallons
4. Water Heater Condition
Accpt
Def
Monit Safety Evalu
Minor
Upgra Location: The heater is located in the crawlspace.
Main
de
Observations:
X
X
• Water heater not installed 18'' above the floor as was needed at time of
installation. This is a safety issue and should be corrected to meet minimum
safety standards.
5. Combusion
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Page 25 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
6. Venting
Accpt
Def
X
Monit
Minor
Main
Safety
X
Evalu
Upgra
de
Observations:
• Water heater is vented out the sidewall of the home via single wall flue and
is it is not designed to be vented in this manner. This is a safety hazard and
correction is needed ASAP.
• Flue or flue connector is not a Class B double wall as is needed when
located in an unconditioned area, such as an attic or crawlspace. This should
be corrected by a qualified HVAC contractor in the very near term.
• Corrosion or presentment observed on vent pipe and or at joints. This is
many times an indication of the improper venting of the flue gases. When flue
gases do not vent properly, sulfuric acid is condensed out and causes this
visible corrosion or substance. This should be professionally evaluated by a
HVAC contractor ASAP.
• Comment: based on age of water heater and poor and improper venting
outside along side home and through roof, inspector recommends removing
gas water heater and installing an electric-this solves several issues.
Replacement cost will be near $1,000.
single wall water heater vent pipe outside that is
not venting properly
water heater backdrafting??
Page 26 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
Gas
This section covers the location of the gas meter and its shut off. Other gas related items can also be
found here, such as general gas piping issues. Gas related items will also be located elsewhere in
the report where gas-using appliances are found. Gas is a dangerous substance and it is
imperative that the delivery of this product is safe. Any issues observed should be promptly
addressed by a gas professional.
1. Gas Meter and Valve
Accpt
Def
Monit Safety Evalu
Minor
Upgra Materials: Main gas meter and shut off located at the side of the home
Main
de
Observations:
X
• The location of the main gas shut off is pictured
gas shut off valve
2. Gas Piping Issues
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Materials: Black gas piping observed • Galvanized
Observations:
X • Improper type of gas valve observed/suspected. Gas valves are a
specialized type of valves and it is important that an appropriate gas shut off
valve be used. Have this reviewed by a qualified plumber or gas pipe fitter
and corrected as needed.
possible water valve used on gas line
Page 27 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
Heat/AC
The heating, ventilation, air conditioning and cooling system (often referred to as HVAC) is the
climate control system for the structure. The goal of these systems is to keep the occupants at a
comfortable level while maintaining appropriate indoor air quality and humidity levels.
The HVAC system is usually powered by electricity and or natural gas. Gas fired heating systems
are closely examined due to many safety issues that revolve around the gas delivery and discharge
of spent flue gases out of the home. The location of the gas fired heating system is also closely
evaluated for proper access to combustion/dilution and make up air. As carbon monoxide (CO) is a
poisonous, odorless and tasteless gas that can be produced and back-drafted into the home.
The inspector will usually test the heating and air conditioner using the thermostat or other controls
as temperatures permit. Regardless of the operational condition of the HVAC system, the inspector
recommends a complete, thorough evaluation and service of the HVAC systems during the due
diligence period; as there are some components of the HVAC system that the inspector is not
licensed to inspect.
1. Access/Location Issues
Accpt
Def
Monit Safety Evalu
Minor
Upgra Materials: Access to the furnace/air handler restricted or poor-in the attic
Main
de
Observations:
X
X
• Access to the furnace/air handler in the crawl was acceptable.
• Insufficient walkway. Furnace does not have an adequate access walkway
and one is needed. A continuous walkway that is at least 22'' wide and 30''
high is needed for safe access for maintenance and servicing of the filter.
• Working platform insufficient. Furnace does not have a properly sized
working platform. A working platform that is at least 30''x30'' is needed. This
is needed to help prevent a fall through hazard through the ceiling or attic
opening, which may result in injury.
insufficient working platform-30'' needed
insufficient walkway to furnace-should be 22'' wide
and secured in place
2. Heater Condition
Accpt
Def
Monit
Minor
Main
X
Safety
Evalu
Upgra
de
Materials: The furnace is located in the attic • The furnace is located in the
crawlspace
Materials: Gas fired forced hot air. • Heat pump
Observations:
• The furnace activated and functioned. A professional service is always
recommended prior to closing or during due diligence period, unless it is
brand new construction then it is under warranty.
Page 28 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
3. Venting
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Observations:
• Plastic - PVC vent observed and appeared acceptable
4. Gas or Disconnecting Issues
Accpt
Def
Monit Safety Evalu
Minor
Upgra Observations:
Main
de
• Gas shut off valves were present and appeared functional.
X
5. Filters
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Location: Filter is located outside attached to the return plenum in the attic •
Located inside the furnace cabinet in the crawl
Observations:
• Furnace filters dirty. Replacement needed.
6. AC Condition/Age/Size
Accpt
Def
Monit Safety Evalu
Minor
Upgra Compressor Type: Electric
Main
de
Location: The compressor is located at the rear of the home.
X
X Observations:
• A/C operated and functioned at the time of inspection. A professional
evaluation and service is always recommended prior to closing as some
components and aspects of an A/C system can only be evaluated by a
licensed HVAC contractor.
• The age of a/c #1 is: 7 years
• The age of a/c #2 is: 7 years
• The size of a/c #1 is: 3.5 tons main floor
• The size of a/c #2 is: 2.5 tons attic room
• The a/c-heat pump unit appears to be improperly sized for the finished attic
area. Unit appears to be too large for the size of area conditioned (unit is 2.5
tons and has the ability to cool approx. 1500 sq. ft. and this attic space is
much smaller than this). Inspector recommends a professional HVAC
contractor evaluate the sizing of the a/c as needed. An improperly sized a/c
may cause comfort issues.
7. Electrical Issues
Accpt
Def
X
Monit
Minor
Main
Safety
Evalu
Upgra
de
Materials: A/C Disconnect • A/C Wiring
Observations:
• Exposed wring to heat pump in attic that is not protected and or secured in
place as needed. Have this wiring protected and secured in place as needed
by a qualified electrician.
Page 29 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
heat pump wiring not protected and in a walking area
8. Refrigerant Lines
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Observations:
• No defects found.
9. Condensate Removal Issues
Accpt
Def
Monit Safety Evalu
Minor
Upgra Materials: Condensate removal is by gravity • Condensate removal is by
Main
de
pump
Observations:
• The condensate drain system was not evaluated due to units not operating.
10. General Ductwork
Accpt
Def
X
Monit
Minor
Main
Safety
Evalu
Upgra
de
Observations:
• Kinked, falling or excessively bent flexible ductwork observed in crawl to
laundry area. Ductwork that is kinked or bent excessively will restrict air flow
and not provide adequate air to room or area served. Have this corrected as
needed.
sagging ductwork leading to laundry and 1/2 bath area
Page 30 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
11. Return System
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Observations:
• The return air supply system appears to be functional.
• Recommend duct cleaning. A duct cleaning is always recommended on a
home of this age. This is an environmental, personal health consideration.
12. Supply Air System
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Observations:
• Air flow from the supply registers appeared acceptable.
13. Thermostats
Accpt
X
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Observations:
• Digital - programmable type.
Page 31 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
Interior Areas
The Interior section covers areas of the house that are not considered part of the Bathrooms,
Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of
hallways, foyer, living room, dining rooms, ect and other open areas. Within these areas the
inspector is performing a visual inspection and will report visible damage, wear and tear, and
moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all
areas of the interior.
The inspector does not test for mold or other hazardous materials. A qualified expert should be
consulted with if you would like further testing. The inspector however, recommends that all
homes be tested for the presence of Radon gas. Radon testing is available at an additional
cost.
1. Ceiling Condition
Accpt
Def
Monit Safety Evalu
Minor
Upgra Materials: There are drywall ceilings noted. • There are plaster ceilings
Main
de
noted.
X
Observations:
• Ceiling too low in converted attic. Ceilings in habitable areas of the home
should be a minimum of 7 feet in height and if a room has a slopped ceiling,
at least 50% of the ceiling must be at this 7 foot height and nowhere can it be
lower than 5 feet. After a home is built, it will not be practical to correct. If the
ceilings are too low, they may not be allowed to be counted as a living,
habitable space.
ceiling height too low over all of converted attic
2. Wall Condition
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Materials: Drywall walls noted. • Plaster walls noted.
X
Page 32 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
3. Floor Condition
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Materials: Heart or Pine floors
Observations:
• Floors appeared acceptable for age of home.
• Floor is unlevel or has some deflection in several rooms due to age of
home. Small amounts of deflection is normally not a concern, a larger
amount of deflection may require further evaluation by a expert.
• Possible trip hazard at the transition strip between one flooring material and
the next at several locations . This is a safety concern. Suggest
repair/replacement as needed to ensure safety.
4. Doors Issues
Accpt
Def
Monit
Minor
Main
Safety
X
X
Evalu
Upgra
de
Observations:
• Interior doors operated and appeared acceptable at time of inspection.
• Interior door not safety glass from dining room to living room. Today, and
for many years, all interior and exterior glass doors should be safety glass.
Recommend replacing/upgrading as needed or desired for safety.
5. Exterior Doors
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
6. Ceiling Fans
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Observations:
• Operated normally when tested, at time of inspection.
7. Window Condition
Accpt
Def
X
Monit
Minor
Main
Safety
Evalu
Upgra
de
Materials: Wood double hung
Observations:
• In accordance with ASHI Standards, we do not test every window in the
house, and particularly if it is furnished. We do test every unobstructed
window in every bedroom to ensure that at least one provides and
emergency exit.
• Old windows observed in wood stove room. Windows are older and not
very energy efficient by today's standards. Consider upgrading at some
point. Window payback period are at time quite long.
• Windows fall when opening in the dining room due to the tension springs
that are either broken or disconnected. This can be unsafe as a falling
window can cause injury. Correct as needed.
Page 33 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
clean off mold like substances both sides
Page 34 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
Attic
1. Access/Interior Issues
Accpt
Def
Monit Safety Evalu
Minor
Upgra Observations:
Main
de
• Typical access to attic space. Attic was physically accessed.
X
• Pull down attic stairs in poor condition and replacement is highly
recommended before they fail and cause injury.
2. Structure
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Observations:
• Roof decking is radiant barrier OSB
• The roof decking is wood boards.
• The roof framing is stick built
• Comment: The center of the attic has been finished off as living space and
much of the framing is no longer visible. Only the visible parts of the attic
framing can be commented upon.
• Visible portions of the attic framing appeared acceptable for the age of the
home.
3. Insulation Condition
Accpt
Def
X
Monit
Minor
Main
Safety
Evalu
Upgra
de
Materials: Loose fill insulation observed. • Batt insulation
Depth: Insulation averages about 6-8 inches in depth • R-19 knee wall • R-13
knee wall
Observations:
• Insulation appears inadequate at most all flat areas of the attic spaces.
Recommend adding more as needed to bring up to today's standard of R-30
at a minimum. Normally, this is best installed by an insulation professional.
• Insulation was installed with the paper backing exposed at both eave attic
spaces off the attic finished rooms. This paper is flammable and should not
be left exposed. Have corrected as needed.
insulation in both eave areas upper attic installed backward
4. Minor Attic Electrical
Accpt
Def
Monit Safety Evalu
Minor
Upgra Observations:
Main
de
• Comment: Possible abandoned wiring in a junction box near attic air
X
handler. If abandoned, remove wiring and cover over box as needed.
observed old knob and tube that was not live, I believe it is not in use.
Page 35 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
open junction box with no power reading and old knob and tube with no power reading
5. Attic Plumbing
Accpt
Def
X
Monit
Minor
Main
Safety
Evalu
Upgra
de
Observations:
• Water lines in attic. The inspector observed water lines in the attic (not fire
sprinkler related). It is NEVER a good idea to have pressurized water lines in
an attic area as they can leak and cause considerable damage. Consider
removing these lines and relocating to the interior of the home.
exposed plumbing lines-lines should be behind insulation
Page 36 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
Bedrooms
The main area of inspection in the bedrooms is the structural/electrical system. This means that all
walls, ceilings, floors, doors and windows will be investigated for damage and normal operation.
Outlets (where accessible) and lighting will be evaluated. Personal items in the bedroom may
prevent all areas from being fully inspected as the inspector will not move personal items.
1. Bedroom Access
Materials: Access to the bedrooms was considered normal
2. Locations
Locations: Hall • Master
3. Doors
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Observations:
• Bedroom doors functioned as intended.
4. Window Condition
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Materials: Wood double hung • Thermopane
X
5. Ceiling Condition
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Materials: There are drywall ceilings noted or • There are plaster ceilings
noted.
6. Wall Condition
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Materials: Drywall walls noted or • Plaster walls noted.
X
7. Floor Condition
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Materials: Heart or Pine
Observations:
X • Floor has some bounce in both bedrooms, more in front left. Floors with
bounce indicate either an old floor or a floor that is under framed. Depending
on age of home inspector will advise. Inspector advises additional support of
the framing in the crawl space at some point to add stability.
Page 37 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
Bathroom
Bathrooms can consist of many features from jetted tubs and showers to toilets and bidets. Because
of all the plumbing involved, it is an important area of the house to look over. Moisture in the air and
leaks can cause mold/mildew, wallpaper and paint to peel, and other problems. The inspector will
identify as many issues as possible but some problems may be undetectable due to issues within the
walls or under the flooring. The potential for hidden,costly damage is greater in bathrooms than most
any other area of the home.
1. Locations
Locations: Hall bath • Upstairs hall bathroom
2. Showers
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Observations:
• Shower ran and tested and appeared acceptable at the main floor hall bath
• Shower floor pan in the attic unit feels inadequately supported and flexed
when walk on. This may eventually cause the pan to crack and leak.
Correction would generally require removal of pan and may be costly. At
some point, this will need addressing.
shower pan poorly supported has some flex
3. Shower glass/doors
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Monit
Minor
Main
Safety
Evalu
Upgra
de
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Observations:
• The shower enclosure appeared functional at the time of the inspection.
4. Counters
Accpt
Def
X
Observations:
• Plastic laminate tops noted.
5. Sinks
Accpt
Def
X
Observations:
• Bath sinks functioned and appeared acceptable.
• S-trap observed. S-traps have been disallowed for many, many years as
they tend to siphon water out of the trap and thus allow sewer gases to enter
home. S-traps are often a sign of amaturer, non professional plumbing and
correction is recommended.
Page 38 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
improper s-trap at hall bath sink
6. Cabinets
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Observations:
• Appeared functional and in satisfactory condition at time of inspection.
7. Toilets
Accpt
Def
X
Observations:
• 0bserved as functional and in good visual condition on main floor
• Insufficient clearance of toilet to other fixtures or wall in the bath in the attic
room. At least 15'' clearance is needed to the sides and 21'' in front. To
correct may require considerable work.
insufficient clearance at 7'', 21'' minimum
8. Ceiling Condition
Accpt
X
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Materials: There are drywall ceilings noted or • There are plaster ceilings
noted.
Page 39 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
9. Wall Condition
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Materials: Drywall walls noted or • Plaster walls noted.
X
10. Floor Condition
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Safety
Evalu
Upgra
de
Materials: Ceramic tile is noted.
X
11. Doors
Accpt
Def
Monit
Minor
Main
X
Observations:
• Bath doors operated adequately at time of inspection.
12. Exhaust Fan
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Safety
Evalu
Upgra
de
X
Observations:
• Bathroom fan exhausts improperly into the attic space. All bath fans should
exhaust to the exterior of home to remove moisture.
• The bath fan is a worn unit on the first floor which may be at the end of its
useful life and should be replaced.
13. Mirrors
Accpt
Def
Monit
Minor
Main
X
Page 40 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
Kitchen
The kitchen is used for food preparation and often for entertainment. Kitchens typically include a
stove, dishwasher, sink and other appliances. Normal testing consists or the operation of these
systems and appliances.
1. Kitchen Access Issues
Accpt
Def
Monit Safety Evalu
Minor
Upgra Materials: Access to the kitchen and appliances was considered normal for a
Main
de
vacant home.
X
Observations:
• Listed appliances were either missing, not installed or removed from
kitchen area upon arrival for the inspection. Be advised. Appliances missing
are: fridge
2. Cabinets
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Safety
Evalu
Upgra
de
X
Observations:
• Kitchen cabinets are made from wood.
3. Counters
Accpt
Def
Monit
Minor
Main
X
Observations:
• Plastic Composition
4. Dishwasher
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Observations:
• None present.
5. Cook top/Stove
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Observations:
• Gas free standing
6. Vent Condition
Accpt
Def
X
Monit
Minor
Main
Safety
Evalu
Upgra
de
Materials: Exterior Vented
Observations:
• Improper venting material used. Hood vents must be smooth walled ducting
with the seams sealed with duct tape. Do not use flexible ducting material as
it will clog with grease and become unsanitary.
Page 41 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
improper hood vent material inside home and outside too-just remove
7. Oven & Range
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Monit
Minor
Main
Safety
Evalu
Upgra
de
Safety
Evalu
Upgra
de
X
Observations:
• Oven: gas burners
8. Sinks
Accpt
Def
X
9. Plumbing
Accpt
Def
Monit
Minor
Main
X
Observations:
• Drain lines for kitchen sink appeared acceptable and functional.
10. Floor Condition
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Materials: Hardwood flooring is noted.
X
11. Ceiling Condition
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Materials: There are plaster ceilings noted.
X
12. Wall Condition
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Materials: Plaster walls noted.
X
Page 42 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
13. Window Condition
Accpt
Def
X
Monit
Minor
Main
Safety
Evalu
Upgra
de
Materials: Wood double hung • Thermopane
Observations:
• Upper window sashes to right and left of deck door fall when opening due
to the tension springs that are either broken or disconnected. This can be
unsafe as a falling window can cause injury. Correct as needed.
Page 43 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
Laundry
1. Issues
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
Materials: None present
Observations:
• Comment: The location of the dryer would be in front of the main panel box.
I do not advise locating the dryer here as it will block access to the panel box.
consider relocating the dryer or installing a stacked set to the right.
2. Dryer 240 Electrical
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Safety
Evalu
Upgra
de
Observations:
• A 4-slot 240 dryer plug/outlet observed (this is for dryer wiring post 1996)
3. Dryer Vent
Accpt
Def
Monit
Minor
Main
X
Observations:
• Clean the dryer vent. This is normal maintenance but very important to
prevent overheating and a possible fire if dryer vent clogs.
4. Plumbing Issues
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
X
5. Floor Condition
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Materials: Sheet vinyl flooring is noted.
Evalu
Upgra
de
Materials: Drywall walls noted.
X
6. Wall Condition
Accpt
Def
Monit
Minor
Main
Safety
X
7. Ceiling Condition
Accpt
Def
Monit
Minor
Main
Safety
Evalu
Upgra
de
Monit
Minor
Main
Safety
Evalu
Upgra
de
Materials: There are drywall ceilings noted.
X
8. Doors
Accpt
Def
X
Page 44 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
Fireplace/Stove
1. Fireplace/Flue
Accpt
Def
Monit
Minor
Main
X
Safety
Evalu
Upgra
de
Materials: Family Room • Master bedroom • Bedroom
Materials: Masonry fireplace noted. • Coal Burning
X Observations:
• Home has, what appears to be, old coal burning fireplaces in the bedrooms.
These are normally NOT usable. If desired, contact a fireplace specialist
about converting it to some other fuel, if even possible.
• Abandoned unused fireplace observed in living room. This fireplace
appears to not be in use and may be due to age or other factors. Inspector
recommends a professional fireplace evaluation if buyer ever intends to use
this.
• Level II inspection—The National Fire Protection Association
(www.nfpa.org) advises that each chimney/fireplace receive a Level II
inspection each time a residence is sold. It is also advised that this inspection
be conducted by a chimney sweep certified by the Chimney Safety Institute
of America (www.csia.org).
• Comment: the two older coal burning fireplaces in the bedrooms CANNOT
be used as there is currently NO chimney through the home. These are for
DECORATIVE purposes ONLY.
2. Wood/Gas Stove Issues
Accpt
Def
Monit Safety Evalu
Minor
Upgra Materials: Cast iron wood stove • Gas free standing vent free
Main
de
Observations:
X
X X • All wood stoves should be professionally evaluated by an appropriate
professional before closing to determine adequacy of installation and
functionality. Especially wood burning stove inserts into a fireplace.
• No or insufficient non combustible flooring under or in front of wood stove
observed. All wood stoves require a certain type and size of noncombustible
flooring under, in front of and along side the stove. This flooring appears
inadequate, too small or of improper material and correction is needed by
professional wood stove expert before using.
• Vent free gas free standing stove observed in the living room. As with all
such gas using appliances, it should be professionally evaluate before using
to make sure it has been installed properly and functions safely.
• Interior components of the wood stove are damaged (refractory bricks or
warped metal). This should be professionally evaluated and corrected before
using by a qualified wood stove expert.
Page 45 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
insufficient noncombustible material around stove
Page 46 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
Report Summary
Report Summary
On this page you will find, in RED, a brief summary of any CRITICAL or Important concerns of the
inspection; as they relate to Safety and Function and possibly expense. Examples would be bare
electrical wires, visible safety issues or active drain, roof leaks or any item that may be very costly to
address. The complete list of items noted is found throughout the body of the report, including
Normal Maintenance items. Failure to have these important items addressed prior to closing may
result in unexpected repairs, expenses, and worst case, injury, due to the hidden nature of some
issues. Be sure to read your entire report as the summary cannot be used in lieu of the report.
For your safety and liability, we recommend that you hire only licensed contractors when having any
work done. If the living area has been remodeled or an addition built, we recommend that you verify
the permit and certificate of occupancy. This is important because our inspection does not tacitly
approve, endorse or guarantee the integrity of any work that was done without a permit and latent
defects could exist.
Depending upon your needs and those who will be on this property, items listed in the body of the
report may also be a concern for you; be sure to read your Inspection Report in its entirety.
Exterior Areas
Page 5 Item: 4
Eaves, Facia and • Soffit damaged due to rot from overflowing gutter or a roof
Trim
leak at rear right lower roof. Correct cause first, then repair
soffit as needed.
• Loose trim cladding observed (on top of metal carport roof),
suggest securing as necessary.
Page 6 Item: 6
Deck, Porch,
• Guardrails too low. Today, all exterior guardrails must be
Balcony, Sunroom between 36 and 42'' in height for safety. These rails are too
low, pose a safety hazard and should be corrected regardless
of age of home.
• Guardrails loose at front porch by one column. Guardrails
loose or improperly constructed and may pose a safety
hazard. If loose, have resecured as needed (do not just nail
rail posts and do not notch rail posts at deck contact). Have
corrected by a qualified contractor.
• Comment: Built up rear added roof support beam that has
been notched for the storm door is ineffective and insufficient
in size now to properly carry roof load. Recommend removing
storm door and rebuilding this beam as needed.
• The deck joists are set too far apart for the existing decking
boards. 5/4 decking lumber require the joists to be on 16''
centers. Correct as needed.
• Poor/insufficient bearing observed at the outside double
ledger board. All framing must be supported by at least 1.5''
by hangers or placed on top of the support posts and be
positively attached to these supports. Correct as needed.
Page 8 Item: 8
Stair, Step Rail
• Landing missing or improper a the deck stairs. A landing is
Issues
needed at the base of all steps or step downs. The landing
should be at least as wide as the stairs or 36'' minimum and
be no more than 7-3/4' down. Correct as needed.
Page 8 Item: 9
Window Condition • Comment: two sets of crawl picture windows are not needed
and are more of a maintenance concern and break in concern
than they are worth. If remaining-add security bars-my
recommendation. Also be advised that these windows are not
safety glass as would be required if installed today.
Page 47 of 52
AmericanHome Inspection Professionals, LLC
Page 9 Item: 12
Roof
Page 11 Item: 2
Page 12 Item: 4
Page 13 Item: 6
Carport
Page 15 Item: 1
Electrical Issues
4286 South of the Tracks Ave, My Town, GA
• Outlet cover not a weather proof type as is needed or
required, depending on age of home. Regardless, a weather
proof outlet cover should be installed for safety.
• Comment: the small short roof above the crawl access is
poorly attached to the side of the home at both sides. this
point of attachment must be addressed and corrected as soon
as possible to keep roof framing from failing.
Gutter/Downspouts • A poor functioning gutter and downspout system is the
number one cause of water damage and water entry issues
inside homes. It is imperative that the gutter/downspout
system be in good operational condition. Any issues listed
here should be promptly addressed by a gutter professional.
• Clean gutters. Clogged and overflowing gutters are the main
cause of water damage to a home and water entry issues into
lower levels of the home and potential foundation issues.
• Overflowing gutter or evidence of an overflowing gutter
observed. An overflowing gutter is an indication of poor
maintenance and correction and inspection by a gutter
professional is needed to assure the gutter system is
functioning properly.
• All downspouts discharging against or near the foundation
wall; they are not directed far enough away from home. All
downspouts should drain water as far from home as possible,
at least 10 feet if possible.
Vent and Caps
• Water heater vent pipe is a single wall vent. Today, and for
many, many years, this has not been allowed. All modern
vented gas appliances require a Class B double wall vent.
This single wall vent pipe should be replaced as needed down
to the appliance connection.
Patio and Porch
Condition
Carport Issues
• Carport metal roof is leaking in multiple locations. Contact a
roofer to repair or replace roofing material as needed to
correct.
• Comment: Double built up carport roof girder at splice is
dropping some due to a missing support under the splice. Add
a support under this splice as needed to carry imposed load at
this point.
Crawlspace
Page 48 of 52
AmericanHome Inspection Professionals, LLC
Page 16 Item: 1
Page 17 Item: 5
Page 17 Item: 6
Page 18 Item: 7
Electrical
Page 20 Item: 3
Page 21 Item: 4
4286 South of the Tracks Ave, My Town, GA
Crawlspace Interior • Rodent evidence in crawl space. Rodents in a crawl space
Issues
are uninvited guests and their access points should be
inspected and sealed off as needed by a qualified pest
specialists.
• Crawlspace communicates directly with the outside area.
Crawlspaces should be sealed from the outdoor space to aid
in preventing rodents and other animals access to the crawl.
This can be somewhat involved depending on how many
access points there are to seal.
• Comment: The crawl space has a rodent and or other larger
animal infestation. The front porch communicates directly with
the crawl and is allowing virtually any animal access to the
crawl. these animals or rodents have damaged the insulation
and are attempting to chew their way into the home.
Recommend consulting with a professional crawl space
contractor to seal off the crawl of all access points. Once
accomplished, address the insulation concerns and cleaning
of the crawl space of all rodent droppings and damaged
insulation. This will be somewhat costly and involved but
needed.
Columns
• Non professional or temporary supports observed. These
types of supports are often installed by amateurs or non
professionals to help augment the existing support members
or sagging areas of the home. Inspector feels they should be
evaluated for replacement to more permanent supports by a
professional contractor.
Footers
• Added support post/blocks appear to lack proper footing to
support load, Review by a qualified foundation contractor is
recommended.
Insulation
• Rodent nests observed in insulation. Recommend sealing all
gaps and cracks to prevent future infestation and consulting
with a pest specialist to eliminate any present rodent
infestation.
• Insulation has been damaged by rodents or other causes.
Insulation has fallen or has been used as nesting sites. If
rodent caused, some of the insulation may need to be
removed due left behind feces and urine, which is unsanitary.
Once rodent concerns have been addressed, consult with an
insulation contractor about replacement of the insulation as
needed. May be costly.
Electrical Panel
and Main
Disconnect
Wiring Issues
• Access to panel box blocked or restricted. Panels must have
at least 36'' of clearance in front, 30'' to the sides so safe
access can be made and the panel cover removed as
needed. Recommend correction as needed. This is important.
• Tandem breakers used in an area of the panel that is not
designed for this. Recommend review by a qualified
electrician for correction. Be mindful, it may require
replacement of the box if there is no room to correct this.
• Abandoned wiring behind stove and under kitchen sink.
Inspector observed wiring that appears to not be in use. All
wiring that is not in use or never will be used, should be
removed and properly terminated at both ends.
Page 49 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
Page 22 Item: 9
Smoke Detectors
• The smoke detector did not operate during the inspection in
hall outside the bedrooms and the unit in the converted attic.
This is serious safety issue and correction/replacement is
needed ASAP.
• No permanent CO detector was observed at time of
inspection. Recommend adding on each floor of the home
where there is a fuel burning appliance as a safety
enhancement. When adding CO detectors to the home, be
advised, many CO detectors do not detect low levels of CO
but only when it reaches very higher levels. Thoroughly read
the instructions and limitations of the CO detectors purchased
and installed.
Water Heater
Page 25 Item: 2
Age
• 14-17
• Water heater nearing or at its designed life expectancy.
Budget for replacement.
• Water heater not installed 18'' above the floor as was
needed at time of installation. This is a safety issue and
should be corrected to meet minimum safety standards.
• Water heater is vented out the sidewall of the home via
single wall flue and is it is not designed to be vented in this
manner. This is a safety hazard and correction is needed
ASAP.
• Flue or flue connector is not a Class B double wall as is
needed when located in an unconditioned area, such as an
attic or crawlspace. This should be corrected by a qualified
HVAC contractor in the very near term.
• Corrosion or presentment observed on vent pipe and or at
joints. This is many times an indication of the improper venting
of the flue gases. When flue gases do not vent properly,
sulfuric acid is condensed out and causes this visible
corrosion or substance. This should be professionally
evaluated by a HVAC contractor ASAP.
• Comment: based on age of water heater and poor and
improper venting outside along side home and through roof,
inspector recommends removing gas water heater and
installing an electric-this solves several issues. Replacement
cost will be near $1,000.
Page 25 Item: 4
Water Heater
Condition
Page 26 Item: 6
Venting
Gas
Page 27 Item: 2
Heat/AC
Page 28 Item: 1
Gas Piping Issues • Improper type of gas valve observed/suspected. Gas valves
are a specialized type of valves and it is important that an
appropriate gas shut off valve be used. Have this reviewed by
a qualified plumber or gas pipe fitter and corrected as needed.
Access/Location
Issues
• Insufficient walkway. Furnace does not have an adequate
access walkway and one is needed. A continuous walkway
that is at least 22'' wide and 30'' high is needed for safe
access for maintenance and servicing of the filter.
• Working platform insufficient. Furnace does not have a
properly sized working platform. A working platform that is at
least 30''x30'' is needed. This is needed to help prevent a fall
through hazard through the ceiling or attic opening, which may
result in injury.
Page 50 of 52
AmericanHome Inspection Professionals, LLC
4286 South of the Tracks Ave, My Town, GA
AC
• The a/c-heat pump unit appears to be improperly sized for
Condition/Age/Size the finished attic area. Unit appears to be too large for the size
of area conditioned (unit is 2.5 tons and has the ability to cool
approx. 1500 sq. ft. and this attic space is much smaller than
this). Inspector recommends a professional HVAC contractor
evaluate the sizing of the a/c as needed. An improperly sized
a/c may cause comfort issues.
Page 29 Item: 7 Electrical Issues
• Exposed wring to heat pump in attic that is not protected and
or secured in place as needed. Have this wiring protected and
secured in place as needed by a qualified electrician.
Page 30 Item: 10 General Ductwork • Kinked, falling or excessively bent flexible ductwork
observed in crawl to laundry area. Ductwork that is kinked or
bent excessively will restrict air flow and not provide
adequate air to room or area served. Have this corrected as
needed.
Interior Areas
Page 32 Item: 1 Ceiling Condition • Ceiling too low in converted attic. Ceilings in habitable areas
of the home should be a minimum of 7 feet in height and if a
room has a slopped ceiling, at least 50% of the ceiling must
be at this 7 foot height and nowhere can it be lower than 5
feet. After a home is built, it will not be practical to correct. If
the ceilings are too low, they may not be allowed to be
counted as a living, habitable space.
Page 33 Item: 7 Window Condition • Windows fall when opening in the dining room due to the
tension springs that are either broken or disconnected. This
can be unsafe as a falling window can cause injury. Correct
as needed.
Attic
Page 35 Item: 1 Access/Interior
• Pull down attic stairs in poor condition and replacement is
Issues
highly recommended before they fail and cause injury.
Page 35 Item: 3 Insulation
• Insulation was installed with the paper backing exposed at
Condition
both eave attic spaces off the attic finished rooms. This paper
is flammable and should not be left exposed. Have corrected
as needed.
Page 36 Item: 4 Minor Attic
• Comment: Possible abandoned wiring in a junction box near
Electrical
attic air handler. If abandoned, remove wiring and cover over
box as needed. observed old knob and tube that was not live,
I believe it is not in use.
Page 36 Item: 5 Attic Plumbing
• Water lines in attic. The inspector observed water lines in the
attic (not fire sprinkler related). It is NEVER a good idea to
have pressurized water lines in an attic area as they can leak
and cause considerable damage. Consider removing these
lines and relocating to the interior of the home.
Bathroom
Page 39 Item: 5 Sinks
• S-trap observed. S-traps have been disallowed for many,
many years as they tend to siphon water out of the trap and
thus allow sewer gases to enter home. S-traps are often a
sign of amaturer, non professional plumbing and correction is
recommended.
Page 39 Item: 7 Toilets
• Insufficient clearance of toilet to other fixtures or wall in the
bath in the attic room. At least 15'' clearance is needed to the
sides and 21'' in front. To correct may require considerable
work.
Page 51 of 52
Page 29 Item: 6
AmericanHome Inspection Professionals, LLC
Page 40 Item: 12 Exhaust Fan
4286 South of the Tracks Ave, My Town, GA
• The bath fan is a worn unit on the first floor which may be at
the end of its useful life and should be replaced.
Kitchen
Page 43 Item: 13 Window Condition • Upper window sashes to right and left of deck door fall when
opening due to the tension springs that are either broken or
disconnected. This can be unsafe as a falling window can
cause injury. Correct as needed.
Fireplace/Stove
Page 45 Item: 1 Fireplace/Flue
• Abandoned unused fireplace observed in living room. This
fireplace appears to not be in use and may be due to age or
other factors. Inspector recommends a professional fireplace
evaluation if buyer ever intends to use this.
• Level II inspection—The National Fire Protection Association
(www.nfpa.org) advises that each chimney/fireplace receive a
Level II inspection each time a residence is sold. It is also
advised that this inspection be conducted by a chimney
sweep certified by the Chimney Safety Institute of America
(www.csia.org).
• Comment: the two older coal burning fireplaces in the
bedrooms CANNOT be used as there is currently NO chimney
through the home. These are for DECORATIVE purposes
ONLY.
Page 45 Item: 2 Wood/Gas Stove • All wood stoves should be professionally evaluated by an
Issues
appropriate professional before closing to determine
adequacy of installation and functionality. Especially wood
burning stove inserts into a fireplace.
• No or insufficient non combustible flooring under or in front
of wood stove observed. All wood stoves require a certain
type and size of noncombustible flooring under, in front of
and along side the stove. This flooring appears inadequate,
too small or of improper material and correction is needed by
professional wood stove expert before using.
• Vent free gas free standing stove observed in the living
room. As with all such gas using appliances, it should be
professionally evaluate before using to make sure it has been
installed properly and functions safely.
• Interior components of the wood stove are damaged
(refractory bricks or warped metal). This should be
professionally evaluated and corrected before using by a
qualified wood stove expert.
Page 52 of 52
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