Inspection Report Cheri Property Address: 103 Dogleg Dr Moultrie GA Welcome Home! Shea Wynn 1709A Gornto Rd, UPS #131 Valdosta, GA 31601 229-292-4694
Table of Contents Cover Page...1 Table of Contents...2 Intro Page...3 I STRUCTURAL SYSTEMS...4 II ELECTRICAL SYSTEMS...15 III HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS...17 IV PLUMBING SYSTEM...20 V APPLIANCES...22 General Summary...23 Invoice...38 Back Page...39 103 Dogleg Dr Page 2 of 39
Date: 6/19/2015 Time: 01:30 PM Report ID: Property: 103 Dogleg Dr Moultrie GA Customer: Cheri Comment Key or Definitions Real Estate Professional: Kirk Friedlander Matco The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property. Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear. Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting. Not Present (NP) = This item, component or unit is not in this home or building. Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement. Standards of Practice: NACHI National Association of Certified Home Inspectors In Attendance: Vacant (inspector only) Type of building: Single Family (2 story) Approximate age of building: Over 25 Years Temperature: Over 100 (F) = 37 (C) Weather: Clear Ground/Soil surface condition: Dry Rain in last 3 days: No 103 Dogleg Dr Page 3 of 39
I. STRUCTURAL SYSTEMS Styles & Materials Viewed roof covering from: Ground Ladder Roof Covering: 3-Tab fiberglass Attic Insulation: Blown Cellulose R-19 or better Foundation: Masonry block Floor System Insulation: NONE Types of Fireplaces: Solid Fuel Roof-Type: Gable Method used to observe attic: Walked Attic info: Scuttle hole Pull Down stairs Columns or Piers: Masonry block Chimney (exterior): Brick Roof Ventilation: Gable vents Soffit Vents Roof Structure: Stick-built Plywood Method used to observe Crawlspace: Crawled Obstructed Floor Structure: Wood joists Wood beams Operable Fireplaces: One IN NI NP RR A. Foundations (If all crawlspace areas are not inspected, provide an explanation.) B. Columns and Piers C. Grading and Drainage D. Roof Covering (If the roof is inaccessible, report the method used to inspect) E. Roof Structure and Attic (If the attic is inaccessible report the method used to inspect.) F. Walls (Interior and Exterior) G. Ceilings and Floors H. Doors (Interior and Exterior) I. Windows J. Fireplace / Chimney K. Porches, Decks and Carport (Attached) M. Interior Stairs IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR 103 Dogleg Dr Page 4 of 39
Comments: A. The structure under the French door, in the crawlspace, is damaged. The subfloor and joist ends show stains and damage. A licensed contractor is advised for further evaluation with repairs. A. Item 1(Picture) Repairs made under the master bathroom A. Item 2(Picture) Damaged subfloor / sill under the french door A. Item 3(Picture) Moisture damage under the french doors 103 Dogleg Dr Page 5 of 39
D. The shingles show common signs of weathering and aging, mostly at the front roof. There is one loose shingle under the left dormer which will simply need to be fastened in place. It is unknown if the front carport valley is flashed; the flashing is not visible. This roof has a 20 year life expectancy. The upper roof is not fully visible for a best inspection. D. Item 1(Picture) Loose shingle under the dormer D. Item 2(Picture) Shingles at the carport D. Item 3(Picture) Front valley 103 Dogleg Dr Page 6 of 39
E. Attic staining is located in both the upper and lower attics. In the lower attic, stains were found around the chimney, back vent stack and the front of the master area. In the upper attic, decking damage is located around the chimney. Further evaluation from a licensed roofing contractor is advised to determine if these stains are old and repair the decking at the upper attic around the chimney. There is no insulation above the laundry room. Insulation is advised for this attic which can be observed from the carport access. E. Item 1(Picture) Missing insulation above the laundry room E. Item 2(Picture) Thermal image of the laundry room ceiling E. Item 3(Picture) Insulation is minimal but okay E. Item 4(Picture) Lower attic stains at the chimney 103 Dogleg Dr Page 7 of 39
E. Item 5(Picture) Lower attic stain behind the chimney E. Item 6(Picture) Upper attic decking damage at the chimney E. Item 7(Picture) Lower attic stains at the vent stack E. Item 8(Picture) Lower attic stains at the front master area E. Item 9(Picture) Upper attic structure view 103 Dogleg Dr Page 8 of 39
F. Common stair step crack in the exterior brick is located under the master bathroom window and above the carport entry threshold. These cracks appear normal and indicative of settlement. Monitoring is advised. At the front of the home, missing vinyl will need replacement at the gable rake. F. Item 1(Picture) Stair step crack under the master bath window F. Item 2(Picture) Crack above the carport threshold F. Item 3(Picture) Missing vinyl trim 103 Dogleg Dr Page 9 of 39
G. Ceiling stains were observed in the following areas: master bathroom, master closet, several in the living room, upstairs back bedrooms and upstairs bathroom. At the time of inspection, these stains do not show moisture as being present; however, it is unknown if these stains are active. Further evaluation is advised from a licensed roofing contractor. In both front bedrooms, common ceiling cracks are present near the dormers. G. Item 1(Picture) Living room ceiling stains G. Item 2(Picture) Master bathroom G. Item 3(Picture) Master closet G. Item 4(Picture) Upstairs bathroom 103 Dogleg Dr Page 10 of 39
G. Item 5(Picture) Upstairs bedroom G. Item 6(Picture) Upstairs bedroom G. Item 7(Picture) Common ceiling crack 103 Dogleg Dr Page 11 of 39
H. The sellers belongings block the French door from the interior. These door cannot be opened for inspection. The exterior of these doors show heavy moisture damage; replacement door jambs and trim are needed from a qualified professional. The kitchen's exterior door jambs also show moisture damage and will need repairs. The front door is split; daylight can be seen through this door. H. Item 2(Picture) Moisture damage at the kitchen exterior door frame H. Item 1(Picture) Split front door H. Item 3(Picture) French doors show moisture damage H. Item 4(Picture) Sellers belongings in front of the French door 103 Dogleg Dr Page 12 of 39
I. The windows are difficult to open and operate; most of the original windows are stuck in place and do not easily open. Foggy windows were found in the following areas: master bedroom, upstairs bathroom, front spare bedrooms (dormers) and another in the carport. The glass will need replacement for correction. A qualified professional is advised. Window trim wood damage was observed at both dormers, the left side master bedroom and the carport. Window trim damage may also be present at the back upper windows. These windows are so difficult to open that I could not put my hands on the wood to feel for softness. Trim repairs are advised from a qualified professional. I. Item 1(Picture) Master window trim I. Item 2(Picture) Carport trim wood 103 Dogleg Dr Page 13 of 39
K. One of the front porch posts show moisture damage around the bottom trim wood; repairs are needed from a qualified professional. The back deck shows weather, age and splintering on the decking boards and railings. A few of the deck boards are damaged and will need replacement from a qualified professional. K. Item 1(Picture) Moisture intrusion at the front porch post K. Item 2(Picture) Damaged deck boards K. Item 3(Picture) Split hand railings K. Item 4(Picture) Weathered deck 103 Dogleg Dr Page 14 of 39
II. ELECTRICAL SYSTEMS Styles & Materials Electrical Service Conductors: Below ground Electric Panel Manufacturer: SQUARE D Panel Capacity: 225 AMP Branch wire 15 and 20 AMP: Copper Panel Type: Circuit breakers IN NI NP RR A. Service Entrance and Panels B. Branch Circuits - Connected Devices and Fixtures C. Smoke Detector IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR Comments: A. *Courtesy picture of the Main Panel Wiring. The legend is incomplete. A. Item 1(Picture) Main Panel Wiring A. Item 2(Picture) Legend is not filled out B. The doorbell fixture is damaged. The master bathroom and upstairs bathroom GFCI cannot test and trip off as intended. The test button is stuck; new GFCI receptacles are needed. A licensed electrician is advised. The downstairs ceiling fan lights are out; the bulbs may be blown and simply need replacement. 103 Dogleg Dr Page 15 of 39
C. The living room detector did not respond when tested; a new battery is needed for this smoke detector. 103 Dogleg Dr Page 16 of 39
III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS Styles & Materials Type and Energy Source: Heat Pump Forced Air (also provides cool air) Electricity Ductwork: Insulated Central Air Manufacturer: GOODMAN TRANE A. Heating Equipment B. Cooling Equipment Heat System Brand: GOODMAN TRANE Filter Type: Disposable Type and Energy Source: Heat Pump Forced Air (also provides warm air) Electricity Number of Heat Systems (excluding wood): Two Filter Size: (Two filters) 20x20 IN NI NP RR C. Ducts and Vents IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR 103 Dogleg Dr Page 17 of 39
Comments: B. The downstairs AC is not blowing cold air. Thermal imaging shows this unit is blowing room temperature air; system service is needed. The upstairs AC is blowing cool air but the temperature is 69 degrees, which is high. The coils are dripping; not all of the condensate water is making it into the main drain line. System service is advised. Behind the upstairs condensing unit, the suction line will need a new insulating sleeve. The return air filters need replacement. B. Item 1(Picture) Thermal image of the downstairs AC B. Item 2(Picture) Thermal image of the upstairs AC B. Item 3(Picture) Upstairs coils are dripping B. Item 4(Picture) Suction line needs a new sleeve 103 Dogleg Dr Page 18 of 39
C. The attic and crawlspace ductwork appear to be properly attached, lifted and insulated. C. Item 1(Picture) Attic ductwork 103 Dogleg Dr Page 19 of 39
IV. PLUMBING SYSTEM Water Source: Public Washer Drain Size: 2" Diameter Water Heater Capacity: 40 Gallon (1-2 people) Styles & Materials Plumbing Water Supply (into home): Not visible Plumbing Waste: PVC Water Heater Manufacturer: Extra Info : WHIRLPOOL Plumbing Water Distribution (inside home): Copper Water Heater Power Source: Electric Water Heater Location: Washer Dryer Room IN NI NP RR A. Water Supply System and Fixtures B. Drains, Waste, Vents C. Water Heating Equipment (Report as in need of repair those conditions specifically listed as recognized hazards by TREC Rules E. Main Water Shut Off (Describe Location) IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR Comments: A. ALL PLUMBING REPAIRS ARE ADVISED TO BE CORRECTED FROM A LICENSED PLUMBER / QUALIFIED PROFESSIONAL The kitchen sink faucet is leaking around its base. The master and upstairs sinks and tubs are missing its drain stoppers. The upstairs bathroom tub faucet continually drips. A. Item 1(Picture) Leaking kitchen sink faucet 103 Dogleg Dr Page 20 of 39
C. Thermal imaging shows the water heater is properly operating and distributing hot water to all bathrooms and the kitchen. The water heater does not have a catch pan with an attached exterior routed drain line; because this tank sits on a crawlspace, a catch pan is advised. Also, corrosion was observed at the water cut off valve and around the hot inlet valve. No leaks are present in these areas. The TPR valve does not an attached PVC pipe; PVC is needed for a drain in case this valve needs to release temperature or pressure. This drain should also route to the exterior. C. Item 1(Picture) Thermal image of the hot water C. Item 2(Picture) Water heater C. Item 3(Picture) Corrosion at the valves E. The main water shut off is located inside the water meter, which should be near the street. 103 Dogleg Dr Page 21 of 39
V. APPLIANCES Dishwasher Brand: KENMORE Range/Oven: KENMORE Disposer Brand: IN SINK ERATOR Styles & Materials Exhaust/Range hood: BROAN IN NI NP RR A. Dishwasher B. Food Waste Disposer C. Range Hood D. Ranges/Ovens/Cooktops G. Bathroom Exhaust Fans and/or Heaters J. Dryer Vents IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR Comments: B. The disposal blades are frozen in place and do not turn; repairs are needed for the garbage disposal. G. There is no exhaust fan for the 1/2 bathroom. An exhaust fan is needed for this bathroom. 103 Dogleg Dr Page 22 of 39
General Summary 1709A Gornto Rd, UPS #131 Valdosta, GA 31601 229-292-4694 Customer Cheri Address 103 Dogleg Dr Moultrie GA The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report. I. STRUCTURAL SYSTEMS A. Foundations (If all crawlspace areas are not inspected, provide an explanation.) Inspected, Repair or Replace The structure under the French door, in the crawlspace, is damaged. The subfloor and joist ends show stains and damage. A licensed contractor is advised for further evaluation with repairs. 103 Dogleg Dr Page 23 of 39
I. STRUCTURAL SYSTEMS A. Item 1(Picture) Repairs made under the master bathroom A. Item 2(Picture) Damaged subfloor / sill under the french door A. Item 3(Picture) Moisture damage under the french doors D. Roof Covering (If the roof is inaccessible, report the method used to inspect) Inspected The shingles show common signs of weathering and aging, mostly at the front roof. There is one loose shingle under the left dormer which will simply need to be fastened in place. It is unknown if the front carport valley is flashed; the flashing is not visible. This roof has a 20 year life expectancy. The upper roof is not fully visible for a best inspection. 103 Dogleg Dr Page 24 of 39
I. STRUCTURAL SYSTEMS D. Item 1(Picture) Loose shingle under the dormer D. Item 2(Picture) Shingles at the carport D. Item 3(Picture) Front valley E. Roof Structure and Attic (If the attic is inaccessible report the method used to inspect.) Inspected, Repair or Replace Attic staining is located in both the upper and lower attics. In the lower attic, stains were found around the chimney, back vent stack and the front of the master area. In the upper attic, decking damage is located around the chimney. Further evaluation from a licensed roofing contractor is advised to determine if these stains are old and repair the decking at the upper attic around the chimney. There is no insulation above the laundry room. Insulation is advised for this attic which can be observed from the carport access. 103 Dogleg Dr Page 25 of 39
I. STRUCTURAL SYSTEMS E. Item 1(Picture) Missing insulation above the laundry room E. Item 2(Picture) Thermal image of the laundry room ceiling E. Item 3(Picture) Insulation is minimal but okay E. Item 4(Picture) Lower attic stains at the chimney 103 Dogleg Dr Page 26 of 39
I. STRUCTURAL SYSTEMS E. Item 5(Picture) Lower attic stain behind the chimney E. Item 6(Picture) Upper attic decking damage at the chimney E. Item 7(Picture) Lower attic stains at the vent stack E. Item 8(Picture) Lower attic stains at the front master area E. Item 9(Picture) Upper attic structure view F. Walls (Interior and Exterior) 103 Dogleg Dr Page 27 of 39
I. STRUCTURAL SYSTEMS Inspected, Repair or Replace Common stair step crack in the exterior brick is located under the master bathroom window and above the carport entry threshold. These cracks appear normal and indicative of settlement. Monitoring is advised. At the front of the home, missing vinyl will need replacement at the gable rake. F. Item 1(Picture) Stair step crack under the master bath window F. Item 2(Picture) Crack above the carport threshold F. Item 3(Picture) Missing vinyl trim G. Ceilings and Floors Inspected, Repair or Replace Ceiling stains were observed in the following areas: master bathroom, master closet, several in the living room, upstairs back bedrooms and upstairs bathroom. At the time of inspection, these stains do not show moisture as being present; however, it is unknown if these stains are active. Further evaluation is advised from a licensed roofing contractor. 103 Dogleg Dr Page 28 of 39
I. STRUCTURAL SYSTEMS In both front bedrooms, common ceiling cracks are present near the dormers. G. Item 1(Picture) Living room ceiling stains G. Item 2(Picture) Master bathroom G. Item 3(Picture) Master closet G. Item 4(Picture) Upstairs bathroom 103 Dogleg Dr Page 29 of 39
I. STRUCTURAL SYSTEMS G. Item 5(Picture) Upstairs bedroom G. Item 6(Picture) Upstairs bedroom G. Item 7(Picture) Common ceiling crack H. Doors (Interior and Exterior) Inspected, Repair or Replace The sellers belongings block the French door from the interior. These door cannot be opened for inspection. The exterior of these doors show heavy moisture damage; replacement door jambs and trim are needed from a qualified professional. The kitchen's exterior door jambs also show moisture damage and will need repairs. The front door is split; daylight can be seen through this door. 103 Dogleg Dr Page 30 of 39
I. STRUCTURAL SYSTEMS H. Item 2(Picture) Moisture damage at the kitchen exterior door frame H. Item 1(Picture) Split front door H. Item 3(Picture) French doors show moisture damage H. Item 4(Picture) Sellers belongings in front of the French door I. Windows Inspected, Repair or Replace The windows are difficult to open and operate; most of the original windows are stuck in place and do not easily open. Foggy windows were found in the following areas: master bedroom, upstairs bathroom, front spare bedrooms (dormers) and another in the carport. The glass will need replacement for correction. A qualified professional is advised. Window trim wood damage was observed at both dormers, the left side master bedroom and the carport. Window trim damage may also be present at the back upper windows. These windows are so difficult to open that I could not put my hands on the wood to feel for softness. Trim repairs are advised from a qualified professional. 103 Dogleg Dr Page 31 of 39
I. STRUCTURAL SYSTEMS I. Item 1(Picture) Master window trim I. Item 2(Picture) Carport trim wood K. Porches, Decks and Carport (Attached) Inspected, Repair or Replace One of the front porch posts show moisture damage around the bottom trim wood; repairs are needed from a qualified professional. The back deck shows weather, age and splintering on the decking boards and railings. A few of the deck boards are damaged and will need replacement from a qualified professional. 103 Dogleg Dr Page 32 of 39
I. STRUCTURAL SYSTEMS K. Item 1(Picture) Moisture intrusion at the front porch post K. Item 2(Picture) Damaged deck boards K. Item 3(Picture) Split hand railings K. Item 4(Picture) Weathered deck II. ELECTRICAL SYSTEMS B. Branch Circuits - Connected Devices and Fixtures Inspected, Repair or Replace The doorbell fixture is damaged. The master bathroom and upstairs bathroom GFCI cannot test and trip off as intended. The test button is stuck; new GFCI receptacles are needed. A licensed electrician is advised. The downstairs ceiling fan lights are out; the bulbs may be blown and simply need replacement. C. Smoke Detector Inspected, Repair or Replace The living room detector did not respond when tested; a new battery is needed for this smoke detector. 103 Dogleg Dr Page 33 of 39
III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS B. Cooling Equipment Inspected, Repair or Replace The downstairs AC is not blowing cold air. Thermal imaging shows this unit is blowing room temperature air; system service is needed. The upstairs AC is blowing cool air but the temperature is 69 degrees, which is high. The coils are dripping; not all of the condensate water is making it into the main drain line. System service is advised. Behind the upstairs condensing unit, the suction line will need a new insulating sleeve. The return air filters need replacement. B. Item 1(Picture) Thermal image of the downstairs AC B. Item 2(Picture) Thermal image of the upstairs AC B. Item 3(Picture) Upstairs coils are dripping B. Item 4(Picture) Suction line needs a new sleeve IV. PLUMBING SYSTEM A. Water Supply System and Fixtures Inspected, Repair or Replace 103 Dogleg Dr Page 34 of 39
IV. PLUMBING SYSTEM ALL PLUMBING REPAIRS ARE ADVISED TO BE CORRECTED FROM A LICENSED PLUMBER / QUALIFIED PROFESSIONAL The kitchen sink faucet is leaking around its base. The master and upstairs sinks and tubs are missing its drain stoppers. The upstairs bathroom tub faucet continually drips. A. Item 1(Picture) Leaking kitchen sink faucet C. Water Heating Equipment (Report as in need of repair those conditions specifically listed as recognized hazards by TREC Rules Inspected, Repair or Replace Thermal imaging shows the water heater is properly operating and distributing hot water to all bathrooms and the kitchen. The water heater does not have a catch pan with an attached exterior routed drain line; because this tank sits on a crawlspace, a catch pan is advised. Also, corrosion was observed at the water cut off valve and around the hot inlet valve. No leaks are present in these areas. The TPR valve does not an attached PVC pipe; PVC is needed for a drain in case this valve needs to release temperature or pressure. This drain should also route to the exterior. 103 Dogleg Dr Page 35 of 39
IV. PLUMBING SYSTEM C. Item 1(Picture) Thermal image of the hot water C. Item 2(Picture) Water heater C. Item 3(Picture) Corrosion at the valves V. APPLIANCES B. Food Waste Disposer Inspected, Repair or Replace The disposal blades are frozen in place and do not turn; repairs are needed for the garbage disposal. G. Bathroom Exhaust Fans and/or Heaters Inspected There is no exhaust fan for the 1/2 bathroom. An exhaust fan is needed for this bathroom. 103 Dogleg Dr Page 36 of 39
Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property. Prepared Using HomeGauge http://www.homegauge.com : Licensed To Shea Wynn 103 Dogleg Dr Page 37 of 39
INVOICE 1709A Gornto Rd, UPS #131 Valdosta, GA 31601 229-292-4694 Inspected By: Shea Wynn Inspection Date: 6/19/2015 Report ID: Customer Info: Cheri Inspection Property: 103 Dogleg Dr Moultrie GA Customer's Real Estate Professional: Kirk Friedlander Matco Inspection Fee: Service Price Amount Sub-Total Heated Sq Ft 2,001-2,500 1 Payment Method: Check Payment Status: Not yet Paid Note: Thank you Tax $ Total Price $ 103 Dogleg Dr Page 38 of 39
Shea Wynn 1709A Gornto Rd, UPS #131 Valdosta, GA 31601 229-292-4694 103 Dogleg Dr Page 39 of 39