INSPECTION REPORT Sample Mid-Nineties Investor Special. Report Index INSPECTION CONDITIONS ROOFING, GUTTERS AND OTHER ROOF COMPONENTS

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1 Report Index INSPECTION CONDITIONS 9 ROOFING, GUTTERS AND OTHER ROOF COMPONENTS 11 GROUNDS AND APPURTENANCES 14 EXTERIOR 16 GARAGE - CARPORT 17 ATTIC AREAS 18 BATHROOMS: 19 INTERIOR 20 KITCHEN - APPLIANCES - LAUNDRY 22 HEATING - AIR CONDITIONING 23 PLUMBING 25 ELECTRICAL SYSTEM 29 FOUNDATION - BASEMENT/ CRAWL SPACE /SLAB 32 Page 1

2 REPORT SUMMARY NOTICE: This summary is intended to provide a quick review of the inspection findings and is provided as a convenience; it is not intended to be a substitute for the Inspection Report. Items listed in this summary may not reflect every finding of the Inspection; some items may have been intentionally or inadvertently left out of this summary. Client is advised to read the entire Inspection Report before proceeding with any decisions based upon the Inspection. I. MAJOR INSPECTION CONCERNS: PLUMBING SUPPLY LINES: 1. Supply lines appear to be polybutylene pipe. Polybutylene pipe has been the subject of class action lawsuits due to its propensity for failure, chlorine in water supply degrades this pipe and it can fail without warning. Further information on polybutylene pipe may be found at FOUNDATION - BASEMENT/ CRAWL SPACE /SLAB OTHER: 2. Some evidence of termite or other wood destroying organisms (WDO) infestation noted, for example: living room at bottom of right wall. Recommend further evaluation by a licensed pest control operator (LPCO) II. SAFETY AND HEALTH CONCERNS: EXTERIOR EXTERIOR DOORS: FRONT ENTRY DOOR: 1. Deadbolt lock bolt won't engage strikeplate. Minor repair and or adjustment needed. GARAGE - CARPORT FIRE WALL: 2. Minor damage noted at rear and left walls. Repairs as necessary recommended. INTERIOR FIREPLACE/WOOD BURNING DEVICES: LIVING ROOM: 3. Pre-fabricated / factory built, Wood burning, Gas Logs installed, Gap around loglighter gas supply pipe at firebox wall. Recommend sealing around pipe with a heat resistant material to contain sparks and embers within the firebox. PLUMBING WATER HEATER: THERMAL EXPANSION DEVICE (TED): 4. A thermal expansion device is not installed at the water heater. Installation of thermal expansion device is recommended as there is a pressure regulating valve installed on the plumbing system (see further information on thermal expansion at the beginning of the "Plumbing" section of Inspection Report. Page 2

3 TEMPERATURE AND PRESSURE RELIEF VALVE (TPRV): 5. Temperature and pressure relief valve line routed up trapping water on the discharge side of the valve. Low point drain installed on line but it is not located in manner that will fully drain line. Recommend reworking line to run down or installing a low point drain valve on the line in a location that will allow the line to drain completely. More than four bends noted in temperature and pressure relief valve line. More than four bends in the TPRV discharge line is usually considered a restriction in the line by the TPRV manufacturer and is not recommended. Installation instructions for water heaters usually require that there be no restrictions in the TPRV discharge line. ELECTRICAL SYSTEM SYSTEM GROUNDING AND BONDING: 6. Grounding electrode conductor(gec) is severed. Repairs as necessary recommended. GROUND FAULT CIRCUIT INTERRUPTER (GFCI): GARAGE: 7. Duplex receptacle serving a single dedicated appliance does not appear to be GFCI protected. This is a potential safety hazard because the other socket that is open and free to use is not GFCI protected and is in an area where GFCI protection is now required. Recommend installing a simplex receptacle that is not GFCI protected to serve the dedicated appliance to eliminate this safety hazard. Reference 2005 National Electrical Code Article 210.8(A)(2) including Exceptions. Dedicated appliance served by this receptacle: condensate pump. KITCHEN COUNTERTOP: 8. Some receptacles serving the kitchen countertops do not appear to be GFCI protected. Installation of GFCI protection for all receptacles serving the kitchen countertops is highly recommended. Installation of GFCI protection for receptacles serving kitchen countertops within 6' 0" of a kitchen sink has been a requirement of the National Electrical Code since 1987 and installation of GFCI protection for receptacles serving kitchen island countertops within 6' 0" of a kitchen sink has been a requirement of the National Electrical Code since Installation of GFCI protection for all receptacles serving kitchen countertops has been a requirement of the National Electrical Code since ARC FAULT CIRCUIT INTERRUPTER (AFCI): 9. As an upgrade recommend installing arc-fault breakers as needed to meet the requirements of 2008 National Electrical Code Article that went into full effect in Georgia 1/1/2010, this would include protecting all 120V 15 and 20 amp circuits installed in family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, or similar rooms or areas. Page 3

4 SMOKE ALARMS: 10. As an upgrade, recommend installing smoke alarms in accordance with current code as follows: 2006 International Residential Code SECTION R313 SMOKE ALARMS R313.1 Smoke detection and notification. All smoke alarms shall be listed in accordance with UL 217 and installed in accordance with the provisions of this code and the household fire warning equipment provisions of NFPA 72. Household fire alarm systems installed in accordance with NFPA 72 that include smoke alarms, or a combination of smoke detector and audible notification device installed as required by this section for smoke alarms, shall be permitted. The household fire alarm system shall provide the same level of smoke detection and alarm as required by this section for smoke alarms in the event the fire alarm panel is removed or the system is not connected to a central station. R313.2 Location. Smoke alarms shall be installed in the following locations: 1. In each sleeping room. 2. Outside each separate sleeping area in the immediate vicinity of the bedrooms. 3. On each additional story of the dwelling, including basements but not including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level. When more than one smoke alarm is required to be installed within an individual dwelling unit the alarm devices shall be interconnected in such a manner that the actuation of one alarm will activate all of the alarms in the individual unit. CARBON MONOXIDE DETECTOR: 11. No CO detectors noted in house. Installation of CO detector in the general vicinity of the bedrooms is highly recommended. Page 4

5 III. OTHER INSPECTION CONCERNS: ROOFING, GUTTERS AND OTHER ROOF COMPONENTS GUTTERS & DOWNSPOUTS: 1. Gutter appears to have a negative slope, sloped away from downspout: short section above window to right of fireplace. Repairs as necessary recommended. GROUNDS AND APPURTENANCES GRADING AND SURFACE DRAINAGE: 2. Low spot noted in backyard may pond water. Repairs as necessary recommended. FENCES & GATES: 3. Repairs needed include, but may not be limited to: gate is off, post is broken off at ground, a short section of the fence has been removed. Repairs as necessary recommended. EXTERIOR WINDOWS: 4. Insulated glass "fogged". Condensation has formed in between the panes of insulated glass panels indicating the vacuum seal of the insulated glass has failed, for example: top sashes at master bedroom and bath, top sash at front bedroom, family room, breakfast area. Prevailing weather conditions, temperature differential between indoors and outdoors, relative humidity, barometric pressure may render it impossible to detect all windows with this condition at the time of the inspection. Replacement of all glass panes with this condition is recommended. ATTIC AREAS INSULATION: 5. Insulation has been disturbed by persons working in attic. Recommend adding insulation as needed to provide even coverage and an R30 rating at all ceilings over heated space. VENTILATION: 6. Ridge vent missing end caps. Repairs as necessary recommended. BATHROOMS: MASTER BATH: TOILET: 7. Have to hold handle down to flush commode completely. Repairs as necessary recommended. TUB / SHOWER ENCLOSURE: 8. Shower door is off. Repairs as necessary recommended. HALL BATH: LAVATORY: 9. Stopper mechanism not working properly. Repairs as necessary recommended. TOILET: 10. Have to hold handle down to flush commode completely. Repairs as necessary recommended. Page 5

6 INTERIOR INTERIOR DOORS: 11. Door(s) "scrub(s)" jamb: master bedroom. Door(s) won't latch: linen closet. Repairs as necessary recommended. CEILINGS: 12. Damage noted at garage ceiling. Repairs as necessary recommended. FLOORS: 13. Carpet is heavily soiled in some places and needs to be cleaned. Vinyl flooring is peeling up at laundry and behind commodes in both baths. Flooring is damaged at edge against carpet nosing in kitchen. Repairs as necessary recommended. KITCHEN - APPLIANCES - LAUNDRY RANGE/COOK TOP AND OVEN: TYPE / 14. Gas Range. Spindles of some knobs are broken. Repairs as necessary recommended. INTERIOR COMPONENTS: COUNTERS: 15. Light scratches/knife marks noted on all tops. Replacement recommended. LAUNDRY: CLOTHES DRYER: 16. Exhaust hood is damaged, damper won't close. Repairs as necessary recommended. HEATING - AIR CONDITIONING HEATING SYSTEM: AIR FILTERS: 17. Redundant filter noted at return air register in the living room. Removal recommended. ELECTRICAL SYSTEM SWITCHES & RECEPTACLES: 18. Tester indicated "false ground" at the following receptacle(s): hall bath. Repairs as necessary recommended. Coverplate is missing, for example: one at master bedroom. Installation of any missing coverplates is recommended. FIXTURES: 19. Some fixtures were not working at the time of this inspection, probably due to burnt out bulbs, for example: hall, master bath. two heads at master bedroom ceiling fan, front bedroom ceiling fan, kitchen vent hood, garage (also globe is missing). Replacement of burnt out bulbs and other repairs as / if necessary are recommended, check all. Page 6

7 IV. EXISTING CONDITIONS OF NOTE AND REPAIRS THAT SHOULD BE CONSIDERED: ROOFING, GUTTERS AND OTHER ROOF COMPONENTS ROOF: ROOF COVERING 1. Worn shingles, missing pebbles are signs of long term weathering and an advanced shingle age. Further evaluation of the entire roof system by a highly qualified roofing contractor is recommended. EVIDENCE OF LEAKS: 2. Water satins and/or damage noted at garage ceiling. See recommendation in "Roof Covering Condition" above. ROOF PENETRATIONS: 3. Previous repairs noted at plumbing vent boots. Monitor areas in vicinity of these roof penetrations for leaks during periods of rain (especially heavy rain). Regular (at least annual) inspection and maintenance of these areas is recommended to prevent roof leaks. HEATING - AIR CONDITIONING HEATING SYSTEM: FURNACE AGE IN YEARS: years. The average useful life of a gas furnace is estimated at 18 years. Reference the 2000 edition of the U.S. Department of Housing and Urban Development Residential Rehabilitation Inspection Guide "Appendix CLife Expectancy of Housing Components". AIR CONDITIONING SYSTEM: COMPRESSOR AGE IN YEARS: years. The average useful life of a central air conditioning unit or AC compressor is estimated at 15 years. Reference the 2000 edition of the U.S. Department of Housing and Urban Development Residential Rehabilitation Inspection Guide "Appendix C- Life Expectancy of Housing Components". PLUMBING MAIN LINE: MATERIAL: 6. Not determined pipe is not visible. Recommend further evaluation by a licensed plumber to determine if main is polybutylene pipe. See further comment in "Supply Lines Condition." HOSE FAUCETS: SHUT OFF LOCATIONS: 7. Garage and master bath vanity. NOTE: Close shut off valves serving hose bibbs during extremely cold weather, disconnect any hoses and open hose bibbs to drain lines and so prevent pipes from freezing. WATER HEATER: AGE: years. The average useful life of a gas fired water heater is estimated at 11 to 13 years. Reference the 2000 edition of the U.S. Department of Housing and Urban Development Residential Rehabilitation Inspection Guide "Appendix C- Life Expectancy of Housing Components". Page 7

8 NOTICE: Each of the above items will likely require further evaluation and possibly repair by highly qualified, properly licensed tradespeople and contractors. Obtain competitive estimates for these items that include comprehensive and detailed scopes work that explain methods and materials to be used and that quantify and locate the work with exactness. The Inspection Report and this summary or any part of them including specific repair recommendations should not be construed by anyone as a "Scope of Work". Specific recommendations made in the Inspection Report and this summary are made as a general guide for the client and are not made at the exclusion of other acceptable materials and methods, assuming said materials and methods are done in accordance with current codes and standards, are executed by highly qualified and properly licensed tradespeople and contractors and are guaranteed for a reasonable period of time, usually one year. Further, repairs often involve incidental work to achieve a complete, lasting, functional and workmanlike repair. Proper completion of any incidental work involved with a repair is assumed in the recommendations found in the Inspection Report and this summary, such incidental work is not outlined or detailed in the recommendations. The Inspection Report and this summary are written for the exclusive use of the client and no third party may rely upon the information contained herein. Any contractor bidding work should visit the site and inspect the site conditions him/herself and establish the scope, extent and quantities of work needed, as well as the methods and materials to be used. These should all be detailed in writing, discussed fully with the client and a clear understanding be reached with the client before proceeding with any work. Structural members and finish surfaces can hide and may not reflect damage underneath or within. Rot, deterioration, damage caused by wood destroying organisms and other such conditions noted during a visual inspection may be only "the tip of the iceberg"; actual damage may be far more extensive. Invasive procedures, demolition work etc. may reveal more damage than could be known or revealed during the course of a visual inspection. Page 8

9 INSPECTION CONDITIONS CLIENT & SITE INFORMATION: CLIENT NAME: Mr. Mani Tohburn. INSPECTION SITE: 987 Lost My Way. INSPECTION CITY/STATE/ZIP: McDonough, Georgia. CLIMATIC CONDITIONS: WEATHER: The weather was fair at the time of the inspection. SOIL CONDITIONS: Soil was damp at the time of the inspection. OUTSIDE TEMPERATURE: 60's to 80's. BUILDING CHARACTERISTICS: ESTIMATED AGE OF HOUSE: 16. BUILDING TYPE: One story: slab. UTILITY SERVICES: WATER SOURCE: Water source is public system. SEWAGE DISPOSAL: Sanitary sewage disposal is a public system. UTILITIES STATUS: All utilities were on at time of inspection. OTHER INFORMATION: HOUSE OCCUPIED? No. REPORT LIMITATIONS AND INSPECTOR'S CERTIFICATION: This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection and the report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report. Systems or conditions which are not within the scope of the building inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and do not represent an inspection. This inspection report should not be construed as a compliance inspection of any governmental or non-governmental codes or regulations. This report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience. We certify that our inspectors and our company have no interest, present or contemplated, in this property or its improvement and no involvement with tradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct, the inspection of this Page 9

10 property was conducted and this inspection report was completed in substantial compliance with both the Standards of Practice of the American Society of Home Inspectors and the Standards of Practice of the Georgia Association of Home Inspectors. The inspection and this report were conducted and completed in good faith and to the best of our ability. signed: date: Russell E. Spornberger International Code Council Residential Combination Inspector # R5 Page 10

11 ROOFING, GUTTERS AND OTHER ROOF COMPONENTS The foregoing is an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall. Many times, this situation is not present during the inspection. ROOF: ROOF STYLE: Gable. ROOF PITCH: Roof appears to be medium pitch, 4 inches to 8 inches of vertical rise to 12 inches of horizontal run. ROOF ACCESS: Walked on roof. ROOF COVERING MATERIALS: Composition shingles. ROOF COVERING Worn shingles, missing pebbles are signs of long term weathering and an advanced shingle age. Further evaluation of the entire roof system by a highly qualified roofing contractor is recommended. Page 11

12 EVIDENCE OF LEAKS: Water satins and/or damage noted at garage ceiling. See recommendation in "Roof Covering Condition" above. ROOF PENETRATIONS: Previous repairs noted at plumbing vent boots. Monitor areas in vicinity of these roof penetrations for leaks during periods of rain (especially heavy rain). Regular (at least annual) inspection and maintenance of these areas is recommended to prevent roof leaks. Page 12

13 GUTTERS & DOWNSPOUTS: Gutter appears to have a negative slope, sloped away from downspout: short section above window to right of fireplace. Repairs as necessary recommended. Page 13

14 GROUNDS AND APPURTENANCES This inspection is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas around the exterior of the exposed areas of foundation or exterior walls. This inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition of any underground piping, including municipal water and sewer service piping or septic systems. Landscape lighting and sprinkler systems are not included in the scope of this inspection, operation of these systems should be verified with the seller. Decks and porches are often built close to the ground, where no viewing or access is possible. These areas as well as others too low to enter, or in some other manner not accessible, are excluded from the inspection and are not addressed in the report. We recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs. Pressure treated lumber is often used in the construction of decks, porches and other outdoor structures; it is also often used for the bottom plates of walls and sill plates of floor systems. The chemicals used to make pressure treated lumber have been changed; beginning January 1, 2004 chromated copper arsenate (CCA) went out of use as a lumber preservative treatment due to the suspected cancer risk the chemical poses. A variety of new chemicals have been introduced to replace CCA. Several of the new chemicals used to preserve lumber are highly corrosive and can cause significant damage to nails, fasteners, and metal connectors commonly used to construct homes and outdoor structures. Positive identification of the chemicals used to treat lumber and the corrosion preventative properties of nails, fasteners and metal connectors is beyond the scope this inspection. All areas where preservative treated lumber is used should be inspected on a regular basis (at least annually) for signs of excessive corrosion at nails, fasteners and metal connectors. DRIVEWAY: TYPE: Concrete. The driveway appears to be in serviceable condition. No major deficiencies were noted. WALKWAYS AND SIDEWALKS: TYPE: Concrete. Walkways appear to be in serviceable condition with no major or obvious defects. PATIO: TYPE: Concrete. The patio appears to be in serviceable condition. No major deficiencies were noted. GRADING AND SURFACE DRAINAGE: Low spot noted in backyard may pond water. Repairs as necessary recommended. Page 14

15 FENCES & GATES: TYPE: Wood. Repairs needed include, but may not be limited to: gate is off, post is broken off at ground, a short section of the fence has been removed. Repairs as necessary recommended. SHEDS AND OUTBUILDINGS: TYPE: Tool Shed. GENERAL Outbuilding is in serviceable condition. Page 15

16 EXTERIOR Areas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we recommend further evaluation be made by a qualified professional engineer who is registered in this state and experienced with residential construction. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. Floor coverings can prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. WALLS: MATERIAL: Vinyl siding. MATERIAL: Metal, Vinyl. TRIM: WINDOWS: TYPE: Aluminum, Single Hung, Insulated (double pane) Insulated glass "fogged". Condensation has formed in between the panes of insulated glass panels indicating the vacuum seal of the insulated glass has failed, for example: top sashes at master bedroom and bath, top sash at front bedroom, family room, breakfast area. Prevailing weather conditions, temperature differential between indoors and outdoors, relative humidity, barometric pressure may render it impossible to detect all windows with this condition at the time of the inspection. Replacement of all glass panes with this condition is recommended. EXTERIOR DOORS: FRONT ENTRY DOOR: Deadbolt lock bolt won't engage strikeplate. Minor repair and or adjustment needed. PATIO DOOR: GARAGE TO HOUSE: Page 16

17 GARAGE - CARPORT Notice: Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammable materials should not be stored within closed garage areas. TYPE: TYPE / LOCATION: Attached, Two car. Same as house. ROOF: FLOOR: FIRE WALL: Minor damage noted at rear and left walls. Repairs as necessary recommended. GARAGE DOOR(S): Appears serviceable, Automatic door opener(s) appear serviceable. Automatic reverse feature appeared to be in good working order at the time of this inspection. Page 17

18 ATTIC AREAS ATTIC: AREA / ACCESSIBILITY: Attic is partial, unable to access all areas above ceilings, including but not necessarily limited to: garage, front bedroom, master bedroom, master bath. ROOF FRAMING: TYPE: Truss framing. INSULATION: TYPE: Fiberglass- Blown. DEPTH AND R-FACTOR: R-30 according to installer's certificate found in attic. Insulation has been disturbed by persons working in attic. Recommend adding insulation as needed to provide even coverage and an R30 rating at all ceilings over heated space. VENTILATION: TYPE: Perforated vinyl soffit, Ridge vents. Ridge vent missing end caps. Repairs as necessary recommended. Page 18

19 BATHROOMS: MASTER BATH: LAVATORY: CABINET: TOILET: Have to hold handle down to flush commode completely. Repairs as necessary recommended. TUB / SHOWER FIXTURES: TUB / SHOWER ENCLOSURE: Shower door is off. Repairs as necessary recommended. VENTILATION: HALL BATH: LAVATORY: Stopper mechanism not working properly. Repairs as necessary recommended. CABINET: TOILET: Have to hold handle down to flush commode completely. Repairs as necessary recommended. TUB / SHOWER FIXTURES: VENTILATION: Page 19

20 INTERIOR The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. INTERIOR DOORS: Door(s) "scrub(s)" jamb: master bedroom. Door(s) won't latch: linen closet. Repairs as necessary recommended. INTERIOR WALLS: General condition appears serviceable. CEILINGS: Damage noted at garage ceiling. Repairs as necessary recommended. FLOORS: Carpet is heavily soiled in some places and needs to be cleaned. Vinyl flooring is peeling up at laundry and behind commodes in both baths. Flooring is damaged at edge against carpet nosing in kitchen. Repairs as necessary recommended. Page 20

21 FIREPLACE/WOOD BURNING DEVICES: LIVING ROOM: Pre-fabricated / factory built, Wood burning, Gas Logs installed, Gap around loglighter gas supply pipe at firebox wall. Recommend sealing around pipe with a heat resistant material to contain sparks and embers within the firebox. Page 21

22 KITCHEN - APPLIANCES - LAUNDRY Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion is offered as to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection. Portable dishwashers are not inspected, as they require connection to facilitate testing. KITCHEN SINK: TYPE: Stainless Steel. RANGE/COOK TOP AND OVEN: TYPE / Gas Range. Spindles of some knobs are broken. Repairs as necessary recommended. VENTILATION: TYPE AND Indoor exhausting/ recirculating type. DISHWASHER: INTERIOR COMPONENTS: COUNTERS: Light scratches/knife marks noted on all tops. Replacement recommended. CABINETS: Cabinets appear serviceable. Laundry appliances are not moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. Drain lines and water supply valves serving washing machines are not operated. Water supply valves to laundry are subject to leaking if turned. LAUNDRY: CLOTHES DRYER: Exhaust hood is damaged, damper won't close. Repairs as necessary recommended. Page 22

23 HEATING - AIR CONDITIONING The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that inspection is almost impossible. The inspector can not light pilot lights. Safety devices are not tested by the inspector. NOTE: Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos can ONLY be determined by laboratory testing and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is not a part of the inspection. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly to remedy. Normal service and maintenance is recommended on a annual basis. Filters should be cleaned / changed on a regular basis; we recommend seasonally. Refer to the furnace manufacturer's instructions for specific information. FUEL PIPING: FUEL SUPPLY LOCATION: Gas Meter is located at left side of house. FUEL PIPING HEATING SYSTEM: SYSTEM SERVES: Whole house. LOCATION OF UNIT: Garage. SYSTEM TYPE: Forced Air. ENERGY SOURCE AND NOTES: Natural Gas. FURNACE AGE IN YEARS: 15 years. The average useful life of a gas furnace is estimated at 18 years. Reference the 2000 edition of the U.S. Department of Housing and Urban Development Residential Rehabilitation Inspection Guide "Appendix C- Life Expectancy of Housing Components". CAPACITY: 66,000 Btu's. Appears to be operating properly. NORMAL CONTROLS: Appear serviceable. PUMP/BLOWER FAN: Appears Serviceable. COMBUSTION AIR: Adequate supply appears to be available. VENTING: AIR FILTERS: Redundant filter noted at return air register in the living room. Removal recommended. Page 23

24 AIR CONDITIONING SYSTEM: SYSTEM SERVES: Whole house. TYPE: Electric, Central. POWER SOURCE: 240 Volt. MAXIMUM FUSE: 20 amp. COMPRESSOR AGE IN YEARS: 15 years. The average useful life of a central air conditioning unit or AC compressor is estimated at 15 years. Reference the 2000 edition of the U.S. Department of Housing and Urban Development Residential Rehabilitation Inspection Guide "Appendix C- Life Expectancy of Housing Components". CAPACITY OF UNIT: 2 tons. RETURN AIR TEMPERATURE: 75. SUPPLY AIR TEMPERATURE: 52. AIR TEMPERATURE DROP: 23. SYSTEM CONDENSATE LINE: Condensate pump installed, appears serviceable. NORMAL CONTROLS: Appear serviceable. Page 24

25 PLUMBING Water quality or hazardous materials (lead) testing is beyond the scope of this inspection. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection. The temperature pressure relief valve, at the upper portion of the water heater, is a required safety valve which should be connected to a drain line of proper size terminating just above grade or the floor elevation in a safe location. The steam caused by a blow-off can cause scalding. Improper installations should be corrected. The function of the TPRV is not tested during the course of the inspection as these devices are prone to stick in the open position or begin leaking around the valve stem. TPRV manufacturer's instructions usually advise that the valve be tested annually and inspected every three years. Industry standard for domestic water supply lines inside a home is a minimum of 40 p.s.i. and a maximum of 80 p.s.i.. A pressure reducing valve is typically installed in most home plumbing systems to reduce street pressure to acceptable levels. Pressure measured at hose bibbs may be street pressure as hose bibbs are often installed before the pressure reducing valve. THERMAL EXPANSION DEVICES: The Federal Safe Water Drinking Act of 1974 included provisions to protect the public water systems in this country from contamination from backflow / back siphonage of water from water customers to the public system. In order to comply with the provisions of the law, many municipalities are installing and or have been installing for many years backflow preventers at existing meters. Installation of a backflow preventer, check valve and or a pressure regulating valve can create a "closed loop" system. Such a system needs a means to allow for thermal expansion that occurs when water is heated in a water heater. When water is heated it expands. For example, water heated from 90ºF to a thermostat setting of 140ºF in a 40 gallon hot water heater will expand by almost one-half gallon. This is because when water is heated, its density decreases and its volume expands. Since water is not compressible, the extra volume created by expansion must go someplace. During no-flow periods in a system, pressure reducing valves, backflow preventers, and other one-way valves are closed, thus eliminating a path for expanded water to flow back to the system supply. Hence, system pressure increases. Thermal expansion of water in a closed plumbing system can create a number of annoying and potentially dangerous problems. These include: the build up of unusually high pressure in a system (even when a pressure reducing valve is installed); pressure surges; and the chronic or continuous dripping of a temperature and pressure (T&P) relief valve. In addition, dripping faucets and leaking toilet tank ball cock fill valves are also symptomatic of thermal expansion. More serious problems can also occur due to thermal expansion. When dangerous pressures are built up in a water heater, internal parts may fail such as the internal flues, fittings or water connections. If a flue way collapses it can lead to the potential release of toxic gases, such as carbon monoxide into living spaces. Thermal expansion can also lead to a ruptured or distorted hot water heating tank and may void the manufacturer's warranty. Installation of a thermal expansion device will protect the water heater. Plumbing codes require this safety problem be addressed. MAIN LINE: MAIN SHUT OFF LOCATION: Garage. Page 25

26 MAIN SHUT-OFF MATERIAL: Not determined pipe is not visible. Recommend further evaluation by a licensed plumber to determine if main is polybutylene pipe. See further comment in "Supply Lines Condition." SUPPLY LINES: Supply lines appear to be polybutylene pipe. Polybutylene pipe has been the subject of class action lawsuits due to its propensity for failure, chlorine in water supply degrades this pipe and it can fail without warning. Further information on polybutylene pipe may be found at Page 26

27 WASTE LINES: MATERIAL: Plastic. HOSE FAUCETS: OPERATION: Rear operated, appeared serviceable, Left operated, appeared serviceable. SHUT OFF LOCATIONS: Garage and master bath vanity. NOTE: Close shut off valves serving hose bibbs during extremely cold weather, disconnect any hoses and open hose bibbs to drain lines and so prevent pipes from freezing. WATER HEATER: LOCATION: Garage. TYPE: Gas. AGE: 16 years. The average useful life of a gas fired water heater is estimated at 11 to 13 years. Reference the 2000 edition of the U.S. Department of Housing and Urban Development Residential Rehabilitation Inspection Guide "Appendix C- Life Expectancy of Housing Components". SIZE: 40 Gallons. HEATING CAPACITY: 38,000 Btu's. COMBUSTION AIR: Free supply of combustion air appears to be available to water heater. VENTING: Flue vent appears serviceable. THERMAL EXPANSION DEVICE (TED): A thermal expansion device is not installed at the water heater. Installation of thermal expansion device is recommended as there is a pressure regulating valve installed on the plumbing system (see further information on thermal expansion at the beginning of the "Plumbing" section of Inspection Report. TEMPERATURE AND PRESSURE RELIEF VALVE (TPRV): Temperature and pressure relief valve line routed up trapping water on the discharge side of the valve. Low point drain installed on line but it is not located in manner that will fully drain line. Recommend reworking line to run down or installing a low point drain valve on the line in a location that will allow the line to drain completely. More than four bends noted in temperature and pressure relief valve line. More than four bends in the TPRV discharge line is usually considered a restriction in the line by the Page 27

28 TPRV manufacturer and is not recommended. Installation instructions for water heaters usually require that there be no restrictions in the TPRV discharge line. Page 28

29 ELECTRICAL SYSTEM Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seen. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke alarms should be tested on a regular basis. The National Electric Code (NEC) is the creation of the National Fire Protection Association. Different jurisdictions have different dates for adoption and / or enforcement of the requirements of the National Electric Code. Therefore, if this report is for an existing home not a new home, references to the NEC in this report are made as an "industry standard", and should not necessarily be construed as legal requirements. Electrical problems by their nature often involve fire hazard and life safety issues, and so, should be considered with utmost seriousness. SERVICE AND SERVICE EQUIPMENT: LOCATION: At left side of house. TYPE: Underground. AMPERAGE: 125 amps. SYSTEM GROUNDING AND BONDING: LOCATION at service. Grounding electrode conductor(gec) is severed. Repairs as necessary recommended. MAIN DISCONNECT: LOCATION: Garage. EQUIPMENT DISCONNECTS: AC DISCONNECT: FURNACE: Page 29

30 BREAKER PANEL / FUSE BOX: LOCATION: Garage. TYPE: Overcurrent protection is provided by breakers. CONDUCTORS: WIRING METHOD: Non-metallic cable (ROMEX) ENTRANCE CABLES: MATERIAL: Aluminum. BRANCH WIRING: MATERIAL: Copper. SWITCHES & RECEPTACLES: Tester indicated "false ground" at the following receptacle(s): hall bath. Repairs as necessary recommended. Coverplate is missing, for example: one at master bedroom. Installation of any missing coverplates is recommended. FIXTURES: Some fixtures were not working at the time of this inspection, probably due to burnt out bulbs, for example: hall, master bath. two heads at master bedroom ceiling fan, front bedroom ceiling fan, kitchen vent hood, garage (also globe is missing). Replacement of burnt out bulbs and other repairs as / if necessary are recommended, check all. GROUND FAULT CIRCUIT INTERRUPTER (GFCI): OUTDOORS (including porches, carports and similar areas): GFCI protected receptacle(s) at this location responded to test button and / or GFCI receptacle testing device. GARAGE: Duplex receptacle serving a single dedicated appliance does not appear to be GFCI protected. This is a potential safety hazard because the other socket that is open and free to use is not GFCI protected and is in an area where GFCI protection is now required. Recommend installing a simplex receptacle that is not GFCI protected to serve the dedicated appliance to eliminate this safety hazard. Reference 2005 National Electrical Code Article 210.8(A)(2) including Exceptions. Dedicated appliance served by this receptacle: condensate pump. BATHROOMS: ALL BATHROOMS: GFCI receptacle(s) / protection in bathrooms responded to test button and or GFCI receptacle testing device. KITCHEN COUNTERTOP: Some receptacles serving the kitchen countertops do not appear to be GFCI protected. Installation of GFCI protection for all receptacles serving the kitchen countertops is highly recommended. Installation of GFCI protection for receptacles serving kitchen countertops within 6' 0" of a kitchen sink has been a requirement of the National Electrical Code since 1987 and installation of GFCI protection for receptacles serving kitchen island countertops within 6' 0" of a kitchen sink has been a requirement of the National Electrical Code since Installation of GFCI protection for all receptacles serving kitchen countertops has been a requirement of the National Electrical Code since ARC FAULT CIRCUIT INTERRUPTER (AFCI): As an upgrade recommend installing arc-fault breakers as needed to meet the requirements of 2008 National Electrical Code Article that went into full effect in Georgia 1/1/2010, this would include protecting all 120V 15 and 20 amp circuits installed in family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, Page 30

31 sunrooms, recreation rooms, closets, hallways, or similar rooms or areas. SMOKE ALARMS: As an upgrade, recommend installing smoke alarms in accordance with current code as follows: 2006 International Residential Code SECTION R313 SMOKE ALARMS R313.1 Smoke detection and notification. All smoke alarms shall be listed in accordance with UL 217 and installed in accordance with the provisions of this code and the household fire warning equipment provisions of NFPA 72. Household fire alarm systems installed in accordance with NFPA 72 that include smoke alarms, or a combination of smoke detector and audible notification device installed as required by this section for smoke alarms, shall be permitted. The household fire alarm system shall provide the same level of smoke detection and alarm as required by this section for smoke alarms in the event the fire alarm panel is removed or the system is not connected to a central station. R313.2 Location. Smoke alarms shall be installed in the following locations: 1. In each sleeping room. 2. Outside each separate sleeping area in the immediate vicinity of the bedrooms. 3. On each additional story of the dwelling, including basements but not including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level. When more than one smoke alarm is required to be installed within an individual dwelling unit the alarm devices shall be interconnected in such a manner that the actuation of one alarm will activate all of the alarms in the individual unit. HALL: Smoke detector at this location responded to test button operation. OTHER: LIVING ROOM: Smoke detector at this location responded to test button operation. CARBON MONOXIDE DETECTOR: No CO detectors noted in house. Installation of CO detector in the general vicinity of the bedrooms is highly recommended. Page 31

32 FOUNDATION - BASEMENT/ CRAWL SPACE /SLAB Areas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. SLAB ON GRADE: Slab is not visible due to carpet and/or floor covering - no readily visible problem are noted. OTHER: Some evidence of termite or other wood destroying organisms (WDO) infestation noted, for example: living room at bottom of right wall. Recommend further evaluation by a licensed pest control operator (LPCO) Page 32