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1234 Main St.
Jefferson GA 30549
11/17/2017 9:00AM

Sample agent
agent

Agent Name

Agency Name
9
Action items
5
Safety hazards

1 - GENERAL INFORMATION

ATTENDEES
Inspector Only
PROPERTY TYPE
Single Family Dwelling
AGE OF BUILDING
New Construction
TEMPERATURE
Over 65
RAIN IN LAST THREE DAYS
Yes
WEATHER
Heavy Rain
SOIL CONDITIONS
Very Wet
BUILDING FACES
South
BUILDING STATUS
Vacant with normal amount of furniture
SCOPE

This inspection is a non-invasive examination of readily accessible systems and components as outlined in the Standards of Practice of the American Society of Home Inspectors (ASHI) or your specific state standards. In compliance, our reports are subject to the Definitions, Scope, Limitations, Exceptions, and Exclusions as outlined in the Standards of Practice. A copy of the Standards of Practice may be obtained from your inspector.  
In general, home inspections include a visual examination of readily accessible systems and components to help identify material defects - as they exist at the time of the inspection. This is not a technically exhaustive inspection and will not necessarily list all minor home maintenance or repair items. Latent, inaccessible, or concealed defects are excluded from this inspection. Inspectors do not move furniture, appliances, personal items, or other materials that may limit his/her inspection.  We do not report on cosmetic or aesthetic issues. Unless otherwise stated, this is not a code inspection. We did not test for environmental hazards or the presence of any potentially harmful substance.  
Use of Reports
If the inspection is performed in connection with the sale, exchange or transfer of the property, copies of the report may be provided to the principals in the transaction and their agents. However, the report is for your sole information and benefit. We do not intend for anyone but the person(s) listed on this report to benefit, directly or indirectly, from this agreement and inspection report. Our contractual relationship is only to the person(s) purchasing our report/service.
Inspection Agreement
BY ACCEPTANCE OF OUR INSPECTION REPORT, YOU ARE AGREEING TO THE TERMS OF OUR INSPECTION AGREEMENT. A copy of this agreement was made available immediately after scheduling your inspection or prior to the beginning of your inspection. In addition, a copy is included on our website with your final inspection report. You should review the liability limitations and terms of the agreement carefully before accepting your inspection report. Should you discover a defect for which we may be liable to you, you must notify us and give us a reasonable opportunity to re-inspect the property before you repair the defect.  
We understand the serious nature of real estate transactions and attempt to take reasonable actions to provide value and protect our clients.  
A part of many real estate transactions are contingencies limiting the time available for follow up inspections, repair work, or further inquiries. We are not responsible for any investigations that are not completed prior to the end of the contingency period.
Report Definitions
The following definitions of comment descriptions represent this inspection report:
 
                Inspected:  The item was visually observed and appears to be functioning as intended.
                Not Inspected:  The item was not inspected (reason for non-inspection should be noted).
                Not Present:  The item was not found or is not present.
                Recommendations:  The item should be monitored and repair/replacement should be considered. (Includes definitions, helpful tips, recommended upgrades, conditions requiring repair due to normal wear,  and conditions that have not significantly affected usability or function - but may if left unattended). 
 

COMMENT DEFINITIONS
SAFETY / HEALTH:  Any defect, component or system that has a possibility of inflicting personal injury or affecting the health and well being of anyone in a family including children or the elderly.  Although some of these items may be grandfathered in under current building code due to period of time the home was built therefore not requiring that the change or repair be completed.  It is important that you are aware of the items and the current code revisions.  All safety defects have a high priority of repair.

MAJOR DEFECT:  A list of items that if corrected could likely have estimated repair costs over $500. Many of the items should be addressed to avoid more costly repairs in the future. There are still other minor defects listed that are necessary to correct even though repair costs are less. All defects should be repaired.

SERVICE / REPAIR:  Includes any system, device, appliance or condition that requires action to return it to normal condition or operation. Generally estimated repair costs range between $50.00 and $500.00  

2 - CLIENT ADVICE

COMMENT CATEGORIES
SAFETY / HEALTH:   Any defect, component or system that has a possibility of inflicting personal injury or affecting the health and well being of anyone in a family including children or the elderly. Although some of these items may be grandfathered in under current building code due to period of time the home was built therefore not requiring that the change or repair be completed. It is important that you are aware of the items and the current code revisions. All safety defects have a high priority of repair. 

MAJOR DEFECT:   A list of items that if corrected could likely have estimated repair costs over $500.
Many of the items should be addressed to avoid more costly repairs in the future. There are still other minor defects listed that are necessary to correct even though repair costs are less. All defects should be repaired. 

SERVICE / REPAIR:   Includes any system, device, appliance or condition that requires action to return it to normal condition or operation.  Generally estimated repair costs range between $50.00 and $500.00

3 - ROOFING

How Inspected
Partially Viewed From Ground With Binoculars, *Wet / Raining
Estimated Age of Roof
Less than a year
Number of Layers
1 layer
Flashing
Aluminum
Valley Type
Closed
Gutters
Aluminum
Downspouts
Aluminum
Downspout Runoff
Corrugated plastic pipe
OVERVIEW
Our inspection of the readily accessible roof system included a visual examination to determine damage or material deterioration. We walk on the roof only when is it safe to do so and is not likely to damage the roof materials. We look for evidence of roof system leaks and damage. We cannot predict when or if a roof might leak in the future. 
Roof Covering
Asphalt / Fiberglass
Roof Coverings: Wet Roof
GENERAL NOTE:   Because of the wet roofing surface the roof was not accessed. Our comments indicate the areas that we are able to see from the access point and may not be representative of the entire roof.
3.1.1 - Roof Coverings

DEBRIS

SERVICE / REPAIR:  Organic debris (leaves, sticks, moss, algae, etc) present on the roof covering. Removal of all debris is recommended to prolong the life of the roof.
Contractor Qualified Professional

4 - EXTERIOR

Lot Grade
Sloped
Driveway
Concrete
Walkways
Concrete
Porch
Wood
Type of Home
2 Story
Trim | Soffit | Fascia
Wood
Exterior Entry Doors
Wood
Cladding
Board and Batten, Brick, Fiber Cement
Windows
Wood, Double Hung, Double Insulated
Storms | Screens
Screens Installed
Retaining Wall
Wood (P.T.)
Fences
Wood
Deck
Wood (presumed Pressure Treated)
Deck Railing
Wood
OVERVIEW

Our inspection of the building exterior included a visual examination. Items are examined for defects, excessive wear, and general state of repair. Exterior wood components are randomly probed.  We do not probe everywhere.  Varying degrees of exterior deterioration could exist in any component. Vegetation, including trees, is examined only to the extent that it is affecting the structure. 

4.2.1 - Driveways | Walkways

Missing Mailbox

MAJOR DEFECT:   The mailbox is missing. A mailbox is a requirement of all residences to comply with USPS standards. The mailbox post should be installed securely a distance of one foot(12 in.) from the curb.

Contractor Qualified Professional
4.7.1 - Doors

DOOR STICKING

SERVICE / REPAIR:   The exterior door sticks and is difficult to operate at master bedroom.  Modify or repair as necessary to operate normally.
Contractor Qualified Professional
4.8.1 - Trim | Soffit | Fascia

MISSING

SERVICE / REPAIR:   Missing pieces of column trim noted. Replacement is necessary to prevent moisture intrusion further damage to the structure.
Contractor Qualified Professional

5 - STRUCTURE

Exterior Walls
2 x 4
Foundation Type
CMU (Concrete Block), Full Crawlspace
Posts
Load Bearing, Finished, Concrete Block Piers, Wood
Beams
Wood, Load Bearing, Finished
Floor Framing
2 x 10
Ceiling Framing
Engineered, Truss, 2 x 4
Crawlspace Vapor Barrier
Yes
OVERVIEW

Our inspection of the structure included a visual examination of the exposed, readily accessible portions of the structure. These items were examined for visible defects, excessive wear, and general condition. Many structural components are inaccessible because they are buried below grade or are behind finished surfaces. Therefore, much of the inspection was performed by looking for visible symptoms of movement, damage and deterioration. Where there are no symptoms, conditions requiring further review or repair may go undetected and identification is not possible without destructive testing. We make no representations as to the internal conditions or stability of soils, concrete footings and foundations, except as exhibited by their performance. We cannot predict when or if foundations or roofs might leak in the future. 

Crawlspace Access
Exterior
Crawlspace View
Fully Accessed

6 - GARAGE

Garage Location
1 Car, Carport, Front entry
OVERVIEW
Our inspection of the garage included a visual examination of the readily accessible portions of the walls, ceilings, floors, vehicle and personnel doors, steps and stairways, fire resistive barriers, garage door openers and hardware if applicable. 

7 - ATTIC

Attic Venting
Soffit, Ridge
Method to Observe
Entered
Attic Access
Pull Down Stairs, Located in Hallway
Attic Insulation Type
None
OVERVIEW
Our inspection of the readily accessible areas of the attic included a visual examination to determine any signs of defects, excessive wear, and general state of repair. When low clearance, framing design or obstructions, deep insulation and mechanical components prohibit walking safely in an unfinished attic, inspection is conducted from the available service platforms or access openings only. 
7.2.1 - Attic Insulation

MISSING

MAJOR DEFECT:   The attic was missing insulation and is required to meet current building standards for condensation and energy efficiency concerns. Code compliance statements to follow:
Installer must post certificate of R-value if materials not marked with R-value.  IRC 1101.4 
Minimum value:  R-30.  IRC 1102.1
Contractor Qualified Professional
7.2.2 - Attic Insulation

NO CERTIFICATE

SERVICE / REPAIR:   Insulation certificate not found in attic as required that states the minimum thickness for the particular blown insulation [usually a 10 to 12 inch minimum], lower level thickness found to be very thin in remote areas of attic.  Have insulation added at thin and missing areas to achieve R-30 minimum required to reduce energy loss.
Contractor Qualified Professional

8 - INTERIORS | INFRARED

Floor Coverings
Tile, Wood
Wall Coverings
Drywall, Wood
Ceiling Coverings
Drywall
Door Types
Solid Core, Raised Panel, Pocket
Windows
Sample Number Tested, Double Hung
Smoke Detectors | Safety
Sounded When Tested, Combination Fire and Carbon Monoxide Detectors
Ceiling Fan
Tested, Remote Control(s)
OVERVIEW
Our inspection of the interior included a visual examination for structural and safety deficiencies and the interior of the home was scanned with an infrared camera. When systems are functional and prior to conducting the scan, the HVAC system(s) are operated to increase the temperature differential between the interior and exterior of the home. This aids in the detection of anomalies such as water intrusion, missing insulation, etc. Infrared thermal imaging conducted at the time of the inspection did not detect any significant defects unless otherwise detailed further on in the report. Also note that only a representative sample of accessible components was inspected. 
Fireplace
Direct Vent (artificial logs only), Direct Vent (pilot light)
8.1.1 - Walls | Ceilings

Missing Shelving

General Info:   The pantry and closet shelving hardware is not installed. 

Contractor Qualified Professional
8.3.1 - Doors

DOOR LATCH

SERVICE / REPAIR:   Adjust or modify ball latch when closed at various.
Contractor Qualified Professional
8.4.1 - Windows

WINDOWS STUCK

SAFETY / HEALTH:   Windows found to be painted shut at various. Repair to ensure proper egress.
Contractor Qualified Professional
8.6.1 - Stairways

HR - LOOSE

SAFETY / HEALTH:   Loose stair handrail trim observed. Repair is necessary for safety.
Contractor Qualified Professional

9 - BATHROOMS

Sinks
Tested / Adequate Flow and Drainage
Toilet
Flushes - Drains - Refills
Bathtub
Tested
Shower
Tested
Shower | Tub Wall Material
Tile
Bathrom Ventilation
Fan, Window
OVERVIEW
Our inspection of the bathrooms included a visual examination to determine if there were any active leaks, water damage, deterioration to floors and walls, proper function of components, excessive or unusual wear and general state of repair. Bathroom fixtures are run simultaneously to check for adequate water pressure and volume. Unusual bath features like steam generators or saunas are not inspected unless specifically discussed in this report. 
9.6.1 - Tub | Shower Walls | Surrounds

TILE - GROUT MISSING

SERVICE / REPAIR:   Additional grout is necessary in the tiled shower walls. Missing grout will result in water entering the wall, possibly leading to extensive damage.
Contractor Qualified Professional

10 - KITCHEN

Cabinets
Wood
Counter Tops
Solid Surface, Tile Backsplash
Sink
Stainless, Under Counter Mounted
OVERVIEW
Our inspection of the kitchen included a visual examination of the readily accessible components to determine defects, excessive wear, and general state of repair. We tested basic, major built-in appliances using normal operating controls. Accuracy and/or function of clocks, timers, temperature controls and self cleaning functions on ovens is beyond the scope of our testing procedure. Refrigerators or other appliances were not tested or inspected unless specifically noted. 
Dishwasher
Tested
Disposal
Tested
Range
Gas
Kitchen Fan
Exterior Vented
Refrigerator
Not Tested, Side by Side
Microwave
Cabinet Mounted
10.1.1 - Counters | Cabinets

DOOR HARDWARE LOOSE

*A(5)*Loose door hardware observed in kitchen ____.  Secure all hardware for proper function and to avoid conditions getting worse.
Contractor Qualified Professional

11 - LAUNDRY

Dryer Power Source
4 Prong - 220 Electric only
Dryer Vent
Metal
Laundry Tray(Tub)
Floor Drain
OVERVIEW
Our inspection of the laundry included a visual examination to determine if there were any active leaks, water damage, deterioration to floors and walls, proper function of components, excessive or unusual wear and general state of repair. Laundry fixtures are run  to check for adequate water pressure and volume. Washers and dryers are not inspected unless specifically discussed in this report. 

12 - HEATING | COOLING

Cooling System Manufacturer #1
Goodman
Cooling System Size(s) #1
3 Ton
Cooling System Age #1
New
AC Temperature Differential #1
*15 - 17
Condensate Drain | Attic Pan
Steel, Gravity Drain
Heating System Manufacturer #1
Goodman
Furnace Size #1
76k
Heating System Age #1
New
Filter Type
Disposable
Filter Size
16 x 25 x 1
Ductwork
Insulated Flex (Silver)
Thermostat
Programmable, Zoned
Overflow Pan
*Attic Pan Drain Line Exists
OVERVIEW

Our inspection of the heating and cooling system included a visual examination of the system's major components to determine defects, excessive wear, and general state of repair. Weather permitting, our inspection of a heating or cooling system includes activating it via the thermostat and checking for appropriate temperature response. Our inspection does not include disassembly of the furnace; therefore heat exchangers are not included in the scope of this inspection. Ceiling fans are not typically inspected as they are not within the scope of the  inspection. 

AC Type #1
Split System
Heating Type #1
Heat Pump
Air Conditioner: Condensing Unit
General Note:   The condensing unit was inspected without deficiencies unless mentioned elsewhere in the report. 
Heating System: Furnace
General Note:   The furnace was inspected without deficiencies unless mentioned elsewhere in the report. 
12.1.1 - Air Conditioner

FREON LINES

Service / Repair:   Missing, damaged or worn insulation on HVAC refrigerant lines should be repaired. Issue noted at interior air handler. 

Contractor Qualified Professional

13 - ELECTRICAL

Service Entrance
Overhead
Grounding Method
Ufer Ground (reinforcing rod within foundation)
Supply Conductor
Aluminum
Service Capacity
150 Amps
Overcurrent Protection
Breakers, Panel Labled, Room For Expansion
Distribution Wires
Copper
Wire Type
Romex Cable
Receptacles
3 Prong, GFCI in Bathrooms, GFCI in Kitchen, GFCI on Exterior
Door Bell
Sounded
Switches
Tested, Three way
OVERVIEW
Our inspection of the electrical system included a visual examination of readily accessible components including a random sampling of electrical devices to determine adverse conditions and improper wiring methods, grounding, bonding and overcurrent protection. Performing voltage tests, load calculations or determining the adequacy of the electrical system for future usage is outside the scope of this inspection. Telephone, video, audio, security system, landscape lighting, and other low voltage wiring was not included in this inspection unless specifically noted.   
Panel Location
Laundry
Main Disconnect Location
Located at Meter
13.9.1 - Fixtures

LIGHT - NOT OPERATING

SERVICE / REPAIR:   Balcony light inoperable. Replace bulbs and verify that the fixture is operational.  If not, consult an electrician for repairs.
Contractor Qualified Professional

14 - PLUMBING

Sewer Provider
Public
Service Piping
Unable to Determine
Supply Piping
PEX
Waste Piping
PVC
Fuel | Flue Piping
Black Steel
Water Heater Type #1
Bradford White
Water Heater Age #1
New
Water Heater Fuel/Size #1
40+ Gallons
BTU's & Watts #1
4500 Watt
T/P Valve | Expansion Device
PEX
Water Heater Temperature
115-120
Water Softener
No
Water Heater Protection
No Drip Pan Exists
Water Meter Observation
Meter not visible
OVERVIEW
Our inspection of the plumbing system included a visual examination to determine defects, excessive wear, leakage, and general state of repair. Plumbing leaks can be present but not evident in the course of a normal inspection. A sewer lateral test to determine the condition of the underground sewer lines is beyond the scope of this inspection. Our review of the plumbing system does not include landscape irrigation systems, water wells, on site and/or private water supply systems, water quality, off site community water supply systems or private(septic) waste disposal systems unless specifically noted.  
Water Provider
Public
Water Shut Off
Under Stair
Main Fuel Shut Off Valve
Exterior at gas meter