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1234 Main St.
Newnan, Georgia 30263
02/17/2020 9:00AM

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Thank you for choosing HomeFirst Inspections to perform your home inspection!

The inspection itself and the inspection report comply with the requirements of the Standards of Practice of Georgia as well as the International Association of Home Inspectors. These Standards of Practice define the scope of a home inspection.  Clients sometimes assume that a home inspection will include many things that are beyond the scope. We encourage you to read the Standards of Practice so that you clearly understand what things are included in the home inspection and report.  We have attached them to this report and linked them in your inspection agreement for your convenience.

This Inspection Report is based on a visual, non-invasive, snapshot-in-time inspection of readily accessible installed systems and components, for a fee, and designed to identify defects within specific systems and components defined by these Standards of Practice that are both observed and deemed material by the inspector.  While every effort is made to identify and report all current or potential issues, please understand that there are simply areas that are not visible or accessible such as within the wall structure or slab, hidden components of appliances, areas blocked by personal property/storage, etc.  

The general home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed and deemed material on the date of the inspection.  Home inspectors cannot predict future conditions, and as such, we cannot be responsible for things that are concealed or occur after the inspection.  

A material defect is a specific issue with a system or component that may have a significant, adverse impact on the value of the property, that is not in normal working order, and/or that poses an unreasonable risk to people.  The fact that a system or component is near, at, or beyond the end of its normal, useful life is not, in itself, a material defect.

An inspector is considered to be a "Generalist" in that the job is to identify and report potential issues rather than diagnose the specific cause of repair items or the method or materials for repair.  For this reason, you will find that it is sometimes recommended to seek further evaluation by a qualified professional.  

The report includes Informational data on various components of the home, Limitations that affected the ability to inspect certain items/areas, and Recommendations for items that require immediate or future attention.

Recommendations are organized into three categories by level of severity: 

1) Upgrades and/or Minor Maintenance RecommendationsThese recommendations are more informational in nature and represent more of a future to-do list rather than something you might use as a negotiation or seller-repair item.  A Summary Report can be created should you choose to view a report without these minor items.

2) Moderate RecommendationsMost items typically fall into this category.  These recommendations may require a qualified contractor to evaluate further and repair or replace, but the cost is somewhat reasonable.  These recommendations may also include maintenance items that if left unattended could result in further degradation of the home and/or create a significant safety concern. 

3) Significant and/or Safety Concerns - This category is composed of immediate safety concerns and/or items that could represent a significant expense to repair/replace.  

The report has been prepared for the exclusive use of our client. No use by third parties is intended. We will not be responsible to any parties for the contents of the report, other than the party named herein .  The report is copyrighted and may not be used in whole or in part without our express written permission.

This is meant to be an Honest, Impartial, Third-Party assessment. I am more than happy to discuss anything in more detail.  

Please reach out if you have any questions or need further explanation on anything identified in this report.

1 - Inspection Details

Invoice, Warranty, Contractors: Link Below

A copy of your invoice can be found below.

General: Home Set-Up and Maintenance
General: In Attendance
Client, Client's Agent, Termite Inspector
General: Weather Conditions
Partly Cloudy
General: Type of Building
Detached, Single Family
General: Occupancy
General: Utilities On
Invoice, Warranty, Contractors: 90 Day Warranty & 5 Year Roof Leak Gurantee

Your home is covered by a 90 day warranty free of charge.

We also provide 5 year roof leak coverage free of charge with every home inspection.

Invoice, Warranty, Contractors: Order 18 Month Warranty

You have the ability to purchase an 18 month warranty for the price of 12 months since we performed your home inspection. 

To see prices and learn more click the link below.

18 Month Warranty Details

General: Temperature (Approximate)
84 Fahrenheit (F)

The outside temperature will impact various portions of the inspection. If its too cool, we will be unable to fully test the A/C. 

General: Orientation and Location References


For the sake of this inspection the front of the home will be considered as the portion of the home facing the road. References to the "left" or "right" of the home should be construed as standing in the front yard and facing the front of the home.

Location References:

For the purpose of this report all directions are given as if you are standing facing the front of the house. Items listed as Multiple Locations may not directly reference all effected locations. Examples may be given that should not be construed as the only affected areas. Further evaluation will need to take place to determine every effected location.

1.2.1 - General

Obtain Information

We recommend obtaining from the Owner (and Public Records) all available Information, User's Guides/Owner's Manuals, Receipts, Warranties, Permits, Insurance Claims, and Warranty Transferability & Fees regarding the Repairs, Upgrades, and Components of the Home & Lot.

2 - Exterior

Siding, Flashing & Trim: Siding Material
Brick Veneer
Vegetation, Grading, Drainage & Retaining Walls: Retaining Wall Material
Mailbox Picture
Driveways & Walkways: Driveway Material
Inspection Method

Inspection of the home exterior typically includes: exterior wall covering materials, window and door exteriors, adequate surface drainage, driveway and walkways, window wells, exterior electrical components, exterior plumbing components, potential tree problems, and retaining wall conditions that may affect the home structure. 

Note: The General Home Inspection does not include inspection of detached structures, landscaping, landscape irrigation and drainage systems, fencing, ponds, fountains, decorative items, well & septic systems, or swimming pools/spas unless pre-arranged as ancillary inspections.

Comment on any nearby water courses is not within the scope of our inspection. The owner/occupant may have information regarding the volume of water during adverse weather and if there has been flooding or erosion in the past.

Environmental issues are outside the scope of a home inspection.  This includes issues such as mold, lead-based paint, radon, asbestos, meth, rot, pests, and wood-destroying organisms. 

Exterior Photos
Eaves, Soffits & Fascia: Eaves, Soffits and Fascia
The eaves are the edges of the roof which overhang the face of a wall and, normally, project beyond the side of a building. The eaves form an overhang to throw water clear of the walls.  The Soffit is the underside of the eave whereas the Fascia is the outward-facing vertical portion.
Patios, Decks, Balconies, Appurtenances: Appurtenances Pictures & Videos
Inspection Limited/Prevented By:
Car &/or Storage in Garage, New Finishes/Paint/Trim, Vines/Shrubs/Trees Against the Wall

Exterior Steps & Stairs not present.

2.1.1 - Exterior Doors

Exterior Door(s) Damaged

Exterior door(s) have damage in one or more areas. Please see individual picture comments for more specific information.

Contractor Qualified Professional
2.2.1 - Window Exteriors

Screens - Damaged and/or Missing.

One or more screens were damaged and/or missing at the time of the inspection.

Window Window Repair and Installation Contractor
2.3.1 - Siding, Flashing & Trim

Expansion Joint Sealant Missing

Expansion joint sealant is missing.  

2.5.1 - Eaves, Soffits & Fascia

Caulking Needed

Recommend caulking to prevent moisture intrusion and wood rot.

Contractor Qualified Professional

3 - Roof

Inspection Method
Walked the Roof
Roof Age
12 Years
Roof Age Determined By
MLS Listing
Coverings: Material
Coverings: Number Of Layers
1 Layers
Underlayment: Underlayment Material
Mostly Hidden, #30 Felt Paper
Roof Drainage Systems: Gutter Material
Flashings: Material
Galvanized Metal
Skylights, Chimneys & Other Roof Penetrations: Chimney Cap Material
Skylights, Chimneys & Other Roof Penetrations: Chimney Liner Material
Roof Type/Style
Gable, Hip
General Introduction

The roof inspection portion of the General Home Inspection will not be as comprehensive as an inspection performed by a qualified roofing contractor. Because of variations in installation requirements of the huge number of different roof-covering materials installed over the years, the General Home Inspection does not include confirmation of proper installation. Home Inspectors are trained to identify common deficiencies and to recognize conditions that require evaluation by a specialist. Inspection of the roof typically includes visual evaluation of the roof structure, roof-covering materials, flashing, and roof penetrations like chimneys, mounting hardware for roof-mounted equipment, attic ventilation devices, ducts for evaporative coolers, and combustion and plumbing vents. The roof inspection does not include leak-testing and will not certify or warranty the roof against future leakage. Other limitations may apply and will be included in the comments as necessary.

Roof Photos
Flashings: General Flashing Description

Flashing is a general term used to describe sheet metal fabricated into shapes and used to protect areas of the roof from moisture intrusion. Inspection typically includes inspection for condition and proper installation of flashing in the following locations: - roof penetrations such as vents, electrical masts, chimneys, mechanical equipment, patio cover attachment points, and around skylights; - junctions at which roofs meet walls; - roof edges; - areas at which roofs change slope; - areas at which roof-covering materials change; and - areas at which different roof planes meet (such as valleys).

Underlayment: Underlayment Disclaimer

The underlayment was hidden beneath the roof-covering material.  Some edges may have been visible.  It was not fully inspected, and the Inspector disclaims responsibility for evaluating its condition or confirming its presence. 

Skylights, Chimneys & Other Roof Penetrations not present.

3.1.1 - Coverings

Commensurate Granule Loss

The roof coverings have normal granule loss consistent with its age.

3.1.2 - Coverings

Exposed Fasteners

Seal exposed fasteners to prevent moisture intrusion.  

3.1.3 - Coverings

Valley(s) Not Sealed

One or more roof valleys and/or ridges were not properly sealed at time of inspection. It is recommended to properly seal the valley and/or ridge to avoid water intrusion. 

Roof Roofing Professional
3.3.1 - Roof Drainage Systems

No Or Partial Gutters

There is no or partial guttering on the structure. We recommend installing guttering to all applicable areas of the structure.

Gutter cleaning icon Gutter Contractor
3.3.2 - Roof Drainage Systems

Downspouts Drain Near House

One or more downspouts drain too close to the home's foundation. Adjust downspout extensions to drain at least 4-6 feet from the foundation.

Gutter cleaning icon Gutter Contractor
3.4.1 - Flashings

Roof Edge Flashing Missing

Areas of the roof were missing roof edge flashing. Lack of roof edge flashing leaves the edges of roof sheathing and underlayment exposed to potential moisture damage from wood decay and/or delamination. The inspector recommends replacement of roof edge flashing in areas where it is missing. All work should be performed by a qualified contractor.

Roof Roofing Professional

4 - Attic, Insulation & Ventilation

Roof Structure & Attic: Material
2" by 6" Rafters/Roof Joists, 24" Centers
Attic Ventilation: Ventilation Type
Turtle Vents
Exhaust Systems: Kitchen Exhaust Present

See Built-In Appliances Section for More Information

Exhaust Systems: Bathroom Exhaust Present
Fan with Light
Attic Insulation: Insulation Type
Blown, Fiberglass
Attic Photos
Attic Insulation: R - Value


The resistance to heat moving through insulation is measured as "R-value", the higher the R-value, the greater the resistance to heat flow through the insulation.

Any estimates of insulation R values or depths are rough average values. Insulation/ventilation type and levels in concealed areas, like exterior walls, are not inspected. Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed.

Attic Ventilation: Attic Ventilation Disclaimer

Attic ventilation disclaimer

The Inspector disclaims confirmation of adequate attic ventilation year-round performance, but will comment on the apparent adequacy of the system as experienced by the inspector on the day of the inspection. Attic ventilation is not an exact science and a standard ventilation approach that works well in one type of climate zone may not work well in another. The performance of a standard attic ventilation design system can vary even with different homesite locations and conditions or weather conditions within a single climate zone.

The typical approach is to thermally isolate the attic space from the living space by installing some type of thermal insulation on the attic floor. Heat that is radiated into the attic from sunlight shining on the roof is then removed using devices that allow natural air movement to carry hot air to the home exterior. This reduces summer cooling costs and increases comfort levels, and can help prevent roof problems that can develop during the winter such as the forming of ice dams along the roof eves.

Natural air movement is introduced by providing air intake vents low in the attic space and exhaust vents high in the attic space.  Thermal buoyancy (the tendency of hot air to rise) causes cool air to flow into the attic to replace hot air flowing out the exhaust vents. Conditions that block ventilation devices, or systems and devices that are poorly designed or installed can reduce the system performance.

5 - Doors, Windows & Interior

Environmental: Environmental & Odors
Windows: Window Type
Walls: Wall Material
Ceilings: Ceiling Material
Laundry Facilities: Dryer Power Source
220 Electric
Laundry Facilities: Dryer Vent Material
Laundry Facilities: Dryer Exhaust
Vented to Exterior
Floors: Floor Coverings
Hardwood, Tile
Minor Wear

The home interior showed minor general wear and deterioration commensurate with its age.

6 - Heating & Cooling

Cooling Equipment: Brand
Cooling Equipment: Energy Source/Type
Cooling Equipment: Age

Typical Life Expectancy: 12-15 Years

Cooling Equipment: Cooling Capacity/Tonage
5 Tons
Cooling Equipment: Refrigerant Type
Cooling Equipment: Temperature Differential
Heating Equipment: Brand & Location
Heating Equipment: Energy Source
Natural Gas
Heating Equipment: Heat Type
Gas-Fired Heat
Heating Equipment: Efficiency
Heating Equipment: Approximate Capacity/BTU
68000 Unknown
Heating Equipment: Temperature Differential
Distribution Systems: Ductwork
Cooling Equipment: Data Plate Photo(s)
Furnace Photos

Inspection of home cooling systems typically includes visual examination of readily observable components for adequate condition, and system testing for proper operation using normal controls. Cooling system inspection will not be as comprehensive as that performed by a qualified heating, ventilating, and air-conditioning (HVAC) system contractor. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified HVAC contractor.

Cooling Equipment: Split System

The air conditioning system was a split system in which the cabinet housing the compressor, cooling fan and condensing coils was located physically apart from the evaporator coils. As is typical with split systems, the compressor/condenser cabinet was located at the home's exterior so that the heat collected inside the home could be released to the outside air. Evaporator coils designed to collect heat from the home interior were located inside a duct at the furnace and were not directly visible.


Inspection of heating systems is limited to basic evaluation based on visual examination and operation using normal controls. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified heating, ventilating, and air-conditioning (HVAC) contractor.

Inspection of heating systems typically includes:

- system operation: confirmation of adequate response to the thermostat

- proper location

- proper system configuration

- component condition

- exterior cabinet condition

- fuel supply configuration and condition

- combustion exhaust venting

- air distribution components

- proper condensation discharge

- temperature/pressure relief valve and discharge pipe: presence, condition, and configuration

Heating Equipment: Equipment Inspection

Inspection of the furnace typically includes examination/operation of the following:

- cabinet exterior

- fuel supply and shut-off (not tested)

- electrical shut-off

- adequate combustion air

- proper ignition

- burn chamber conditions (when visible)

- exhaust venting

- air filter and blower

- plenum and ducts

- response to the thermostat

- return air system

- condensate drain components (where applicable)

Heating Equipment: Age

Typical Life Expectancy:

Conventional/Mid Efficiency:  18-25 Years

High Efficiency:  10-15 Years

7 - Plumbing

Water Source
Water Flow and Pressure
Sewage & Drain, Waste, & Vent (DWV) Systems: Sewage System Type
Sewage & Drain, Waste, & Vent (DWV) Systems: Drain, Waste, and Venting Material
Fixtures, Water Supply, & Distribution Systems: Water Supply Material
Fixtures, Water Supply, & Distribution Systems: Distribution Material
Fixtures, Water Supply, & Distribution Systems: Water Filter
Hot Water Systems, Controls, Flues & Vents: Power Source & Type
Hot Water Systems, Controls, Flues & Vents: Capacity (Gallons)
Hot Water Systems, Controls, Flues & Vents: Age
5 Years

Typical Life Expectancy:

Conventional:  8 to 12 Years

Tankless:  20 Years

Main Water Shut-off Device: Location
Streetside, Bedroom closet
Hot Water Systems, Controls, Flues & Vents: Data Plate Photo(s)
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter

Inspection of the plumbing system typically includes visual examination of:

- water supply pipes

- drain, waste and vent (DWV) system

- water heater (type, condition and operation)

- sewage disposal system (designation as public or private)

- gas system

- sump pump (confirmation of installation/operation)

Main Water Shut-off Device: Water Meter

We checked the main water meter for evidence of hidden leaks and found none.

Sewage & Drain, Waste, & Vent (DWV) Systems: Plumbing Clean-Out Location
Front Yard, Under Kitchen Sink
Fixtures, Water Supply, & Distribution Systems: No over-flow drains

There are no over-flow drains at the bathroom sink or sinks. Never walk away from sink while filling with water.

Hot Water Systems, Controls, Flues & Vents: Brand & Location
Bradford White

Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

Here is a nice maintenance guide from Lowe's to help. 

Hot Water Systems, Controls, Flues & Vents: Gas Water Heater

This water heater was gas-fired. Gas water heaters heat water using a gas burner located in a chamber beneath the water tank. The gas control mechanism contains safety features designed to prevent gas from leaking into the living space if the burner should fail for some reason.  Gas-fired water heaters must be properly installed so that the gas fuel is safely delivered to the water heater and so that the water heater safely exhausts the products of combustion to the home exterior. Gas-fired water heaters can be expected to last the length of the stated warranty and after its expiration may fail at any time.

Fuel Storage & Distribution Systems: CSST Gas Distribution Piping

 Manufacturers believe the product is safer if properly bonded and grounded as required by the manufacturer's installation instructions.  Proper bonding and grounding of the product can only be determined by a licensed electrical contractor.

Sewage & Drain, Waste, & Vent (DWV) Systems: Most DWV Pipes Not Visible

Most drain, waste and vent pipes were not visible due to wall, ceiling and floor coverings.

Fixtures, Water Supply, & Distribution Systems: Most Not Visible

Most water distribution pipes were not visible due to wall, floor and ceiling coverings. The Inspector disclaims responsibility for inspection of pipes not directly visible.

7.3.1 - Fixtures, Water Supply, & Distribution Systems

Toilet(s) Loose

One or more toilets was noted as being loose where it attached to the floor. Leaks can occur if not repaired.

Pipes Plumbing Contractor

8 - Electrical

Service Entrance Conductors: Location
Left side of home
Service Entrance Conductors: Electrical Service Conductors
Below Ground
Branch Wiring, Circuits, Breakers & Fuses: Branch Wire Material
Branch Wiring, Circuits, Breakers & Fuses: Wiring Method
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Service Size
100 Amps
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Disconnect/Service Box Rating
100 Amps
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
Electrical Photos
Branch Wiring, Circuits, Breakers & Fuses: Branch Circuit Limitation

Home branch circuit wiring consists of wiring distributing electricity to devices such as switches, receptacles, and appliances. Most conductors are hidden behind floor, wall and ceiling coverings and cannot be evaluated by the inspector. The Inspector does not remove cover plates and inspection of branch wiring is limited to proper response to testing of switches and a representative number of electrical receptacles.

Lighting Fixtures, Switches & Receptacles: Disclaimer- Switches

Switches are sometimes connected to fixtures that require specialized conditions, such as darkness or movement, to respond. Sometimes they are connected to electrical receptacles (and sometimes only the top or bottom half of an receptacle). Often, outlets are inaccessible due to furniture or other obstructions. This being said, functionality of all switches in the home may not be confirmed by the inspector.

8.6.1 - Smoke Detectors & Carbon Monoxide Detectors

Carbon Monoxide Detectors

We recommend carbon monoxide detectors are installed in the home and maintained according to manufacturer's instructions.

8.6.2 - Smoke Detectors & Carbon Monoxide Detectors

Smoke Detectors

We recommend having smoke detectors in the home: (1) In all sleeping rooms, (2) Hallways outside of sleeping areas in immediate vicinity of the sleeping rooms. (3) On each level of the dwelling unit including basements. (4) If separated by a door, we also recommend having smoke detectors in the dining room, furnace room, utility room, and hallways not protected by the required Smoke Alarms. The installation of Smoke Alarms in kitchens, unfinished attics, or garages is not normally recommended, as these locations occasionally experience conditions that can result in improper operation. We recommend installing smoke detectors according to the manufacturers instructions as well as regularly testing and monitoring smoke detectors as their batteries need to be replaced and/or the smoke detectors expire and should be replaced periodically per the manufacturer's instructions.

9 - Built-in Appliances

General Appliance Operation

Note: Appliances are operated at the discretion of the Inspector

Range: Range Energy Source
Range Hood/Exhaust System: Type
Good Working Order

All appliances seemed to be functional and working as intended at the time of the inspection.

Appliance Pictures & Videos
Dishwasher: High Loop Present

The dishwasher had a high loop installed in the drain line at the time of the inspection. The high loop is designed to prevent wastewater from contaminating the dishwasher. This is a proper condition.

Range: Limited Inspection

The General Home Inspection testing of ovens does not include testing of all oven features, but is limited to confirmation of bake and broil features. You should ask the seller about the functionality of any other features.

Cooktop not present.

Wall Oven: Limited Inspection

The General Home Inspection testing of ovens does not include testing of all oven features, but is limited to confirmation of bake and broil features. You should ask the seller about the functionality of any other features.

10 - Basement, Foundation, Crawlspace & Structure

Inspection Method
Foundation: Material
Concrete, Slab on Grade
Floor Structure: Material
Concrete, Slab
Floor Structure: Sub-floor
Floor Structure: Basement/Crawlspace Floor
Wall Structure: Wood Frame - Brick Veneer
Ceiling Structure: Sheetrock

11 - Garage

Garage Door & Opener: Type
Garage Door & Opener: Material
Garage Door & Opener: Number of Garage Vehicle Door Openers
Garage Photos
Garage Introduction

Inspection of the garage typically includes examination of the following:

- general structure

- floor, wall and ceiling surfaces

- operation of all accessible conventional doors and door hardware

- overhead door condition and operation including manual and automatic safety component operation and switch placement

- proper electrical condition including Ground Fault Circuit Interrupter (GFCI) protection

- interior and exterior lighting

- stairs and stairways

- proper firewall separation from living space

- proper floor drainage

Garage Door & Opener: Overhead Door Introduction

Inspection of overhead garage doors typically includes examination for presence, serviceable condition and proper operation of the following components:

- door condition

- mounting brackets

- automatic opener

- automatic reverse

- photo sensor

- switch placement

- track & rollers

- manual disconnect

11.1.1 - Garage Door & Opener

Floor sensors too high

Floor sensors are recommended to be placed 4-6 inches above the floor.