Inspection Report Prepared for: Tonia Mann Property Address: 402 Leslie Court McDonough, GA 30253 Date: March 07, 2013 Inspector: Charles Mann Edifice Inspections, Inc. (770) 594-2222 www.edificeinspections.com Page 1
Client & Site Information: Rear View of Property: INSPECTION CONDITIONS Date: March 07, 2013. Time: Client: Inspection Location: 9:30 am. Tonia Mann. 402 Leslie Court. City, State, Zip: McDonough, GA 30253. Climatic Conditions: Weather: Partly Cloudy. Building Characteristics: Estimated Age In Years: 21. Soil Conditions: Dry. Building 1 family, Split Level. Outside Temperature (f): 40. Stories: 1 1/2. Space Below Grade: Ground floor living area. Utilities Services: Water Source: Public. Other Information: Buidling Occupied?: Yes. Sewage Disposal: Public. Client Present: No. Orientation: Oriented left to right facing it from the front of the building. Utilities Status: All utilities on. People Present: Tenants. Location of Gas Meter: Left side of the building. Page 2
Driveway: Walkways: Concrete. GROUNDS & APPURTENANCES Cracks noted are typical. Concrete. Ground Cover & Vegetation: Retaining Walls: Cracks noted are typical. There are trees/bushes in contact with the building. Trimming of all trees/bushes away from the building is recommended to avoid damage to siding, trim or roofing. Block. Cracking and displacement was noted to the front retaining wall. Some future movement may occur. No repairs are needed at this time. Grading & Surface Drainage: Description: Gentle slope. Grade(s) are not properly sloped away from the house in the following location(s): rear of the house under the deck. This is contributing to water entry into the garage. Recommend repairs be made by a qualified landscaping contractor. Decks & Balconies: Wood. Page 3
The rear band joist of the deck is rotted out. Replacing the band joist is recommended. Repairs should be made by a licensed general contractor. Page 4
Roof: Style & Pitch: Gable, High. Roofing Asphalt composition shingles. Roof Access: Visually from ground. Roof Exposed Flashings: Metal, Rubber. Gutters & Downspouts: Metal. ROOF & GUTTERS Page 5
Inspection Method: Walls Coverings: Visually from the ground. Wood composition siding. EXTERIOR Damaged/decayed siding was noted in the following location(s): front, left, right sides of the house, chimney chase at the right side of the house. Replacing the damaged siding with fiber cement siding is recommended. Recommend further evaluation and repair as necessary by a licensed general contractor. Fascia & Soffits: Trim: Wood. Wood. Damage/decay noted in the following location(s): rear patio roof trim, chimney, garage wrap trims, trim right of the front door, front window trims. Condition(s) should be repaired/replaced as necessary by a licensed general contractor. Page 6
Paint Screens: Exterior Doors: Chimney: Miscellaneous: Due to observed conditions the exterior wood surfaces of the house should be repainted. Some screens are missing and/or not installed. Installation of screens on all windows is recommended. Metal. The chimney chase is severally deteriorated and needs repairs. Both patio screen doors are broken. The screen has been torn out of the patio in several areas. Repairs should be made by a licensed general contractor. Page 7
Location: Roof: Floor: Garage Door(s): Door(s) Present: Garage. Two car. See main roof report. GARAGE - CARPORT Typical cracks noted, Floor is not fully visible, due to stored items. Yes. The right side garage door has pulled away from the house frame. Recommend further evaluation and repairs by a qualified overhead door contractor. Page 8
Incoming Service: Type & Amperage: Voltage: Overcurrent Protection: Description: ELECTRICAL SYSTEM Overhead, Enters on the left side of the house, Aluminum. 150 AMPS. 120/240 Volts. Primary Panel Location: Garage. 240V Conductor 120V Conductor Wiring Method: Primary Panel Switches & Outlets: Testing: Circuit breakers. Copper, Aluminum. Copper. Non-metallic cable (Romex) Ground Fault Circuit Interrupters: GFCI Grounding & Bonding: Location of Primary Ground: Smoke Detectors: Present: A representative sampling of switches and outlets were tested. The following outlet(s) did not have power at the time of the inspection: front left bedroom front wall outlet, kitchen outlet near the refrigerator. The ceiling fans were not working in both front bedrooms. Further evaluation and correction of all electrical problems as necessary by a licensed electrician is recommended. GFCI protection did not trip when tested with plug tester in the following location(s): kitchen GFCI outlet near the refrigerator. These condition(s) should be repaired by a licensed electrician. See the section of GFCI in the Report Supplement. Driven Rod. Yes. See the section on smoke detectors in the Report Supplement. Consider the installation of carbon monoxide detector(s) in addition to the smoke detector(s). Installation of smoke detectors to current standards is recommended. Page 9
Slab: Slab Pest Infestation: FOUNDATION & STRUCTURE Acceptable, Areas of the slab under finished flooring could not be observed. None observed. Page 10
Water Supply: Waste Disposal System: Main Supply Pipe: Public. Plastic. Main Shut Off Location: Garage, Next to water heater. Visible Supply Piping: Visible Waste Piping: Vent Stacks: Description: Hose Faucets: Water Heater: Size: Venting: Copper. Plastic. Typical to exterior of house. Gas. 40 Gallons. PLUMBING The vent is disconnected in the following location(s): Above the water heater. Repairs should be made by a qualified, licensed plumber. Approximate Age in Years: Location: 2 Garage. There is no expansion device for the water heater. Repairs should be made by a qualified, licensed plumber. Page 11
Water Flow: Plumbing Fixtures: Sinks: Commodes: Bathtubs: Ventilation Type & Functional flow. The hall bathroom commode was clogged and would not flush properly. Tenant states that this is an ongoing problem. Condition(s) should be repaired by a qualified, licensed plumber. The hall bathroom tub drains slowly. Condition(s) should be repaired by a qualified, licensed plumber. Fan, Page 12
HVAC Location & Area Serviced: Location of Furnace: Area Conditioned: Heating System: Fuel Type & Distribution Type & Normal Controls: Combustion Air: Venting: Air Filters: Attic. Entire House. HEATING - AIR CONDITIONING Natural Gas, Forced Air, Input BTU/Hr Ratings: 75,000. Approximate Age in Years: Air Conditioning: System Power Source: Condensation Lines: Normal Controls: Manufacturer: Approximate Age in Years: Approx. Capacity in Tons: Disposable, The furnace filter(s) are dirty and should be changed/cleaned. 21. System has been neglected, with no signs of recent servicing. Due to conditions observed, it is recommended that the furnace be cleaned, serviced and further inspected, including the heat exchanger and evaporator coil, by a qualified, licensed HVAC contractor. Central. Electric, 240 Volt. Condensate line installed. Goodman. 21. 2 1/2. The condensing unit is near the end of its life expectancy. Replacement should be budgeted for. Due to the cool exterior temperatures only the function of the air conditioning system(s) could be tested. Adequacy of cooling could not be determined. Page 13
Access: Inspection Method: Insulation: Approximate Depth in Inches: Ventilation: Pull down stairway. Walked through attic. Fiberglass loose fill. 9 Soffit vents, Gable vents. Visible Roof & Ceiling Framing: Style: Leaks: Evidence of Leakage: Pests: Wooden trusses. None observed. ATTIC Evidence of Infestation: Yes, rodent activity was noted in the chimney chase and above the family room area. Recommend further evaluation and treatment by a qualified pest control contractor. Page 14
Kitchen Sink: Cooktop/Range: Ventilation: Refrigerator: Dishwasher: Garbage Disposal: Other Built-Ins: Microwave: Cabinets: KITCHEN - APPLIANCES - LAUNDRY Leaking was noted at the faucet, A qualified, licensed plumber should be called to make further evaluation and repairs as needed. Gas. Recirculating. Fan/Hood operational. Electric. Older model appliance. The dishwasher does not work. The tenant states that it hasn't worked since she has moved in. Repairs should be made by a qualified appliance repair contractor. The microwave did not function. Repairs should be made as needed. Wood. with minor wear. Countertops: Laundry: Location: Laminate. with minor wear. Laundry Room. Plumbing appears serviceable. Page 15
Doors: Interior Doors: Windows: Walls & Ceilings: Type & INTERIOR Representative number tested. Aluminum. A representative number of windows were tested. Windows are generally operational. Suspected mold/mildew was observed in the following locations: garage storage room (where the water heater is located). Further evaluation and testing is recommended by a certified mold technician. See www.epa.gov/mold for more information. Water appears to enter this room during heavy rainfall. See the exterior grading section of this report for more information. Floors: Type & Stairs & Handrails: Carpet, Vinyl. The flooring is heavily worn. The handrail is broken. Repairs can be made by a qualified contractor. Fireplace/Wood Burning Device(s): Location & Prefabricated metal. The tenants had the fireplace blocked off with cardboard and insulation due to the rodents. Page 16
March 07, 2013 Tonia Mann RE: 402 Leslie Court McDonough, GA 30253 At your request, an inspection of the above referenced property was conducted on March 07, 2013. This inspection report reflects the visual conditions of the property at the time of the inspection only. Hidden or concealed defects or deficiencies are not a part of this inspection or report. This inspection and report are neither an insurance policy or a warranty. Please take time to review limitations contained in the pre-inspection agreement. REPORT SUMMARY In the opinion of the inspector, the following items constitute a defect/deficiency in the property or are not consistent with current accepted construction standards. These items may pose a significant health or safety risk or are not, at the time of the inspection, in good condition or working order. Attention to these items immediately is recommended. GROUNDS & APPURTENANCES Grading & Surface Drainage: 1. Grade(s) are not properly sloped away from the house in the following location(s): rear of the house under the deck. This is contributing to water entry into the garage. Recommend repairs be made by a qualified landscaping contractor. Decks & Balconies: 2. The rear band joist of the deck is rotted out. Replacing the band joist is recommended. Repairs should be made by a licensed general contractor. EXTERIOR Walls Coverings: 3. Damaged/decayed siding was noted in the following location(s): front, left, right sides of the house, chimney chase at the right side of the house. Replacing the damaged siding with fiber cement siding is recommended. Recommend further evaluation and repair as necessary by a licensed general contractor. Trim: 4. Damage/decay noted in the following location(s): rear patio roof trim, chimney, garage wrap trims, trim right of the front door, front window trims. Condition(s) should be repaired/replaced as necessary by a licensed general contractor. Paint 5. Due to observed conditions the exterior wood surfaces of the house should be repainted. Miscellaneous: 6. Both patio screen doors are broken. The screen has been torn out of the patio in several areas. Repairs should be made by a licensed general contractor. GARAGE - CARPORT Garage Door(s): 7. The right side garage door has pulled away from the house frame. Page 17
Recommend further evaluation and repairs by a qualified overhead door contractor. ELECTRICAL SYSTEM Switches & Outlets: 8. The following outlet(s) did not have power at the time of the inspection: front left bedroom front wall outlet, kitchen outlet near the refrigerator. The ceiling fans were not working in both front bedrooms. Further evaluation and correction of all electrical problems as necessary by a licensed electrician is recommended. Ground Fault Circuit Interrupters: GFCI 9. GFCI protection did not trip when tested with plug tester in the following location(s): kitchen GFCI outlet near the refrigerator. These condition(s) should be repaired by a licensed electrician. PLUMBING Water Heater: Venting: 10. The vent is disconnected in the following location(s): Above the water heater. Repairs should be made by a qualified, licensed plumber. ATTIC 11. There is no expansion device for the water heater. Repairs should be made by a qualified, licensed plumber. Plumbing Fixtures: Commodes: 12. The hall bathroom commode was clogged and would not flush properly. Tenant states that this is an ongoing problem. Condition(s) should be repaired by a qualified, licensed plumber. Bathtubs: 13. The hall bathroom tub drains slowly. Condition(s) should be repaired by a qualified, licensed plumber. Pests: Evidence of Infestation: 14. Yes, rodent activity was noted in the chimney chase and above the family room area. Recommend further evaluation and treatment by a qualified pest control contractor. KITCHEN - APPLIANCES - LAUNDRY Dishwasher: 15. The dishwasher does not work. The tenant states that it hasn't worked since she has moved in. Repairs should be made by a qualified appliance repair contractor. Other Built-Ins: Microwave: 16. The microwave did not function. Repairs should be made as needed. INTERIOR Walls & Ceilings: Type & 17. Suspected mold/mildew was observed in the following locations: garage storage room (where the water heater is located). Further evaluation and testing is recommended by a certified mold technician. See www.epa.gov/mold for more information. Page 18
Water appears to enter this room during heavy rainfall. See the exterior grading section of this report for more information. In the opinion of the inspector the following items will require maintenance, repair and/or replacement to improve efficiency, protect health and safety or avoid additional damage to the property or systems. KITCHEN - APPLIANCES - LAUNDRY Kitchen Sink: 1. Leaking was noted at the faucet, A qualified, licensed plumber should be called to make further evaluation and repairs as needed. INTERIOR Stairs & Handrails: 2. The handrail is broken. Repairs can be made by a qualified contractor. Thank you for selecting us to do your home inspection. If you have any questions regarding the inspection report or the home, please feel free to call me at (770) 594-2222. Sincerely, Charles Mann Edifice Inspections, Inc. Page 19