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1234 Main St.
Ridgeland, MS 39157
05/23/2019 9:00AM

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The following is our entire report as it describes each of the home's systems and also details any recommendations we have for improvements. We've also included potential and obvious limitations that could have restricted our inspection as well.

The suggested time frames for completing our suggestions and recommendations are based on the limited information available during a pre-purchase home inspection. Keep in mind that our suggested time frames may have to be adjusted based on the findings of specialists, contractors and/or professionals who are asked to render any further opinions about your home. Our recommendations for further evaluation by workers, handymen, professional tradesmen and others should include inquiry by licensed individuals where possible. We do not recommend work performed by unlicensed (where licensing is warranted) or unqualified professionals.

No heating/cooling, water heater and other appliance service records were made available at the time of the inspection. It is common practice to have heating/cooling equipment serviced annually. If no records are available (and your home is more than one year old), we suggest you have a qualified HVAC Tech service your equipment for cleaning and maintenance.


1 - Inspection Report Details

Form of Access
In Attendance
Client, Client's Agent
Vacant, New Construction
Temperature (approximate)
85 Fahrenheit (F)
Type of Building
Detached, Single Family
Weather Conditions
Clear, Dry, Hot, Humid, Light Wind
Street View: Street View
Elevations: Left Side
Elevations: Rear
Elevations: Right

2 - Structural Components

Ceiling Structure: Style Ceilings
Flat 9-0 Feet, Extra High Ceilings
Roof Structure & Attic: Type
Foundation: Description of Foundation Material
Monolithic Slab on Grade, Post Tension, Concrete

The identification of or description of soil type and/or soil compaction or stability is not part of the inspection.

Floor Structure: Materials used for the floor structure.
Concrete, Slab, Monolithic Slab on Grade

Common building practices require a minimum concrete mixture of 2,500 PSI. We don't report the concrete mixture or reinforcement steel as they are concealed and beyond the scope of this inspection.

Wall Structure: Material
2 X 4 on 16 inch center, Wood Studs, Dimensional Lumber

Typical residential construction includes basic wall stud layout, bracing and blocking for both partition walls and load bearing walls on the inside and outside of the building. Much of the wall's interior is not visible and the inspection of wall structure is therefore beyond the scope of this inspection.

Ceiling Structure: Material
2 X 6 Ceiling Joists, 2 X 8 Ceiling Joists, Southern Yellow Pine Lumber, Dimensional Lumber - Structural Beams, Wood Bracing

Ceiling framing and bracing is constructed of dimensional lumber. The span, size and layout (orientation) was designed by the builder. No plans or drawings/specifications were made available to us at the time of the inspection. For more information contact the local authority having jurisdiction.

Roof Structure & Attic: Material
2 X 6 Roof Rafters, 2 X 8 Valley Rafters, 2 X 8 Ridge Rafters, 2 X 4 Collar Ties, Southern Yellow Pine, OSB - Oriented Strand Board Roof Decking w/Ply Clips

The roof framing and bracing is constructed of dimensional lumber. The span, size and layout (orientation) was designed by the builder. No plans or drawings/specifications were made available to us at the time of the inspection. For more information contact the local authority having jurisdiction.

3 - Exterior

Siding, Flashing & Trim: Siding Style
Siding, Flashing & Trim: Siding - Trim - Shutters
Brick Veneer, Wood Siding, Wood Shutters, 1 X 6 Painted Trim, Painted Soffit, Wood, Painted 1 X 6 Fascia
Exterior Doors: Exterior Entry Doors
Steel, Wood w/Clear Glass, Steel French Door
Decks - Balconies - Porches - Steps: Exterior Features
Covered Porch, Stoop
Eaves, Soffits & Fascia: Edge of Roof Materials
4 X 16 Vents, Painted Wood Trim, Painted Soffit
Garage Doors: Garage Door Opener
Lift Master
Dryer Vent Cap: Plastic Vent Cap
Siding, Flashing & Trim: Weep Hole Covers

PEST CONTROL TIP :: To help prevent rodent intrusion - add weep hole covers. This copper mesh works great. 100 feet long. Cut and stuff into weep holes. 


Garage Doors: Garage Door Details
In the Garage Space
Un-Insulated Door, Overhead Door

Watch this video to help you with DIY Garage Door maintenance. When you hire a garage door professional he/she should agree to inspect and test the door to DASMA 167 Protocol

To clean the door use soap and water. Remember - this is the single largest operating hardware in your home. Please Take Caution.

Trees - Vegetation - Grading - Drainage & Retaining Walls: DRAINAGE MAINTENANCE

Inspect your lawn regularly for standing water. To help prevent foundation movement, prevent water from puddling on your lawn. If you live very close to your neighbor (within 20 to 30 feet) - collectively (you and your neighbor) work together to prevent standing water.

Trees - Vegetation - Grading - Drainage & Retaining Walls: Landscaping
Shrubs, Trees, Sod

The best rule of thumb for lawn drainage would be to maintain a 5% slope from the edge of your foundation to at least 10 into the yard. That calculates to a 6 inch drop. Prevent dogs from digging holes that could fill with water near your foundation. Don't install your fence too close to the lawn that will force water to stand behind the fence. Keep shrubs cut back from your outside A/C condenser at least 24 inches. Don't allow vines to grow onto your brick veneer.

Walkways, Patios & Driveways: Driveway Material

The radius required to turn a compact car into the garage is about 19-0 feet. It appears you will need to pull up and back up (called making a two point turn) to pull into the street side bay of the garage.  

3.8.1 - Dryer Vent Cap

Seal Top of Vent Cap

The brick is damaged at the dryer termination point. Repairs are needed. Water can easily enter your house through your dryer hose. Seal the top of the vent cap after the brick is repaired. 


4 - Roofing

Flashing - Roof Penetrations: Material
Galvanized, Neoprene, Aluminum
Roof Covering: Material
Asphalt, Fiberglass, #15 Under Layment, Dimensional Style

The average life span of asphalt shingles in the south is about 80% of the manufactured stated life cycle. Heat, hail and other weather conditions can affect roofing material life cycle. Repairing or replacing your roof can be expensive. Spending a few minutes every six months looking closely at your roof can help you identify roof maintenance opportunities that will help prevent costly repairs later. It's also important to periodically check your homeowners insurance to make sure that serious roof damage is covered by your policy.

5 - Ventilation

Attic Ventilation: Ventilation Type
Ridge Vents, Soffit Vents
Exhaust Fans: Recirculating Exhaust Fans
Fan in Baths, Electric Fan Assisted in Kitchen

6 - Plumbing

Gas Meter : Gas Meter Location
Gas Meter : Gas Pipe Type
Black CSST, Steel Pipe
Water Service: Material - Water Supply
Not Visible
Water Service: Water and Shut-Off (Location)
In Ground at the Meter
Water Service: Water Source
Exterior Fixtures/Faucets: Fixture Type
Hose Bib
Interior Fixtures/Faucets: Tub and Shower/Rubber Membrane
Shower Head, Standard Tub w/Shower Valve

With rubber membrane as the shower pan. 

Interior Fixtures/Faucets: Type Sink and Fixture Data
4 Inch Center, 8 Inch Center
Interior Fixtures/Faucets: Toilets

1.6 Gallon Flush Toilets Present

Drain/Vent Systems: Drain Size
2", 1 1/2", 3", PVC Vent, Schedule 40 Pipe
Water Heater: Capacity
0 Gallons
Water Heater: Location
Water Heater: Power Source
Water Heater: Heater Age

We've estimated the age of the water heater to be:

Plumbing Venting: Type
Schedule 40 PVC, Type B, Double Wall Vent
Water Heater: Manufacturer

Whirlpool Tub: Fiberglass
Water Heater: Tankless Heater Maintenance Tips

See maintenance tips and video for your tankless water heater. These instructions are for a Noritz Water Heater. The procedures are primarily the same for all tankless units. If you have any questions - download and read your manual.

The following is a list of most common types and links to the manufacturer's operation manuals. Follow these instructions for upkeep.

Takagi Owner's Manual

Rinnai Owner's Manual

Navien Owner's Manual

Noritz Owner's Manual

Gas Meter : Missing gas service

At the time of inspection the home had no gas service. 

Building Sprinkler System not present.

6.1.1 - Gas Meter

CSST Gas Pipe Not Bonded
In the attic near the furnace

Gas pipes were not bonded. I recommend a qualified plumber and electrician evaluate and address this condition.

Corrugated stainless steel tubing or CSST is a flexible thin wall pipe used to carry gas to appliances. Its prone to damage if exposed to stray voltage from lightening strikes. It's IMPORTANT! that this condition be corrected.


Contractor Qualified Professional
6.4.1 - Interior Fixtures/Faucets

Missing Shower Door
Master Bath

Missing shower door - install as needed.

Contractor Qualified Professional
6.5.1 - Drain/Vent Systems

Drain Repairs
IN all drain locations

At the time of the inspection the vanities were draining slow. At one point water stood in the bowl...see picture of water mark in the bowl.

While testing the dishwasher the kitchen sink was also backing up. We ran the disposal and noted a noise and believe it to be debris in the unit. Have a plumber clean the system and tested for function. 

6.6.1 - Water Heater

Condensate Drain Line Missing
At the base of the concentric vent

Install a condensate drain line (designed to connect to the unit at the base of the concentric vent) at the condensing tankless water heater. The drain is recommended by the manufacturer. 

As noted by the manufacturer - the discharge from the heater vent is acidic and should not terminate in the metal pan.

6.6.2 - Water Heater

Pan Damaged

The water heater pan is dented and damaged - it appears someone has stepped on the edges of the pan during installation. Repair and test the pan for leaks.

Pipes Plumbing Contractor

7 - Electrical

Service Entrance Conductors: Main Breaker
Side of Home @ Meter

Main breaker. 

Electric Panel: Are the breakers labled in the panel?
Electric Panel: Panel Locations
Laundry Room
Electric Panel: Panel Type
Circuit Breaker
Branch Wiring : Wiring Type
GFCI & AFCI: Materials
Plugs - Switches - Lights: Material/Type
Standard Light Fixtures., Fans, Outlets w/GFI Protection, Ceiling Fans, Recess Lighting Fixtures, Standard 110 Outlets, 220 Outlets, Flood Lights
Door Bell: Materials
Front Door Button, Chime Mounted in Hallway, Transformer in Attic, Garage Door Button
Smoke/Fire Alarm Detectors: Materials
Smoke Detector in Bedrooms, Smoke Detector Present in Hallways
Electric Panel: Panel Manufacturer
Service Entrance Conductors: Electrical Service Conductors
Below Ground, 220 Volts, Single Phase, Aluminum

This is the main breaker (see photo).

TheNational Electrical Code (NEC) specifies acceptable wiring methods and materials for many states and municipalities in the U.S. It is sponsored by the National Fire Protection Association and has been periodically revised and updated since 1897. 

Local jurisdictions usually adopt the NEC or another published code and then distribute documents describing how local codes vary from the published codes. 

Wiring, called Service Conductors, bring electricity from the utility company to your home either through the air (overhead wiring) or underground (buried cable) where it it metered for usage cost.

Electric Panel: Panel Capacity
150 AMP

A service panel should be located where adults can get to it easily but children can't. Any exposed cables leading to it should be firmly attached to the wall and clamped tightly to knockout holes (where the wire enters the panel box, call the enclosure).

In North America, distribution boards are typically housed in sheet metal enclosures, with the circuit breakers positioned in two columns operable from the front. The panel has a total capacity or load. 

Learn more here.

Branch Wiring : Branch Wire 15 and 20 AMP
Copper, Romex

Most circuits in the modern North American home and light commercial construction are wired withnon-metallic sheathed (NM) cabledesignated type. This type of cable is the least expensive for a given size and is appropriate for dry indoor applications.

Grounding: Grounding
Located at or near the meter base.
Ground Rod

Electrical power distribution systems are often connected to ground to limit the voltage that can appear on distribution circuits. A distribution system insulated from ground may attain a high potential due to transient voltages caused by arcing, static electricity, or accidental contact with higher potential circuits. A ground connection of the system dissipates such potentials and limits the rise in voltage of the grounded system. Learn More Here.

GFCI & AFCI: Ground Fault and Arch Fault
Arch Fault, Ground Fault Circuit Interrupter Present

GFCIs are generally installed where electrical circuits may accidentally come into contact with water. They are most often found in kitchens, bath and laundry rooms and out-of-doors or in the garage where electric power tools might be used.

An Arc Fault Circuit Interrupter(AFCI) is a circuit breaker that breaks the circuit when it detects an electric arc in the circuit it protects to prevent electrical fires. 

An AFCI selectively distinguishes between a harmless arc (incidental to normal operation of switches, plugs, and brushed motors), and a potentially dangerous arc (that can occur, for example, in a lamp cord which has a broken conductor). Currently - in some jurisdictions and new construction, AFCI breakers are found on bedroom circuits.

Smoke/Fire Alarm Detectors: Smoke Alarms

There are two types of smoke alarms: Ionization and Photoelectric. ORDER A DUEL ALARM ONLINE HERE

  • ionization type alarms provided somewhat better response to flaming fires than photoelectric alarms (57 to 62 seconds faster response),  
  • photoelectric alarms provided (often) considerably faster response to smoldering fires than ionization type alarms (47 to 53 minutes faster response)."

Regular cleaning can prevent false alarms caused by the build-up of dust and insects, particularly on optical type alarms as they are more susceptible to these factors. A vacuum cleaner can be used to clean domestic smoke detectors to remove detrimental dust.

Here is a handy image showing best install locations.

8 - Heating

Heating Equipment: Brand
Heating Equipment: Ductwork
Heating Equipment: Energy Source
Heating Equipment: Filter Type
Heating Equipment: Heat Type
Forced Air
Heater Venting System: Vent Type/Materials
B-Vent, Double Wall

9 - Air Conditioning

Cooling Equipment: Energy Source/Type
Cooling Equipment: Power Disconnect type

Use the disconnect to cut the power to the unit during maintenance. 

Cooling Equipment: Features
Thermostat, sits on Ceiling. Overflow Pan
Cooling Equipment: Filter Size

Filter Size: 16 x 25

Have Them delivered to your door every 90 days.

Cooling Equipment: Location
Exterior West
Cooling Equipment: Type
Air Conditioner, Split System A/C
Cooling Equipment: Refrigerant
Cooling Equipment: Equipment Tonage
Equipment Size
4 Ton

1 Ton = 12,000 BTU 

Distribution System (Duct): Configuration
Split System, Main Trunk and Supply Feeders, Central, Insulated Hard Pipe Duct
Cooling Equipment: Brand

10 - Interiors

Walls: Wall Material
Gypsum Board
Ceilings: Ceiling Material
Gypsum Board
Floors: Floor Coverings
Carpet, Hardwood
Steps, Stairways & Railings: Materials
Concrete, Wooden
Steps, Stairways & Railings: Type Stairs
Folding Stairs in Garage
Countertops & Cabinets: Cabinetry
Wood, Solid Lumber, Plywood, Job Built Cabinets
Countertops & Cabinets: Countertop Material
Granite, Tile
Interior Doors: Materials
Hollow Core
Windows: Window Manufacturer
Windows: Window Type
Single-hung, Vinyl
Laundry Room: Contents
Painted Cabinets, Washer Plumbing Box, Hanging Rod, 220 Plug for Dryer, 110 Outlet - 20 AMP, Water Shut Off
10.3.1 - Floors

Finish Repair

Finish repairing the family room flooring.

Contractor Qualified Professional

11 - Appliances

Range: Exhaust Hood Type
Range: Range/Oven Energy Source
Garbage Disposal: Solid Waste Collection Area
Stand Alone
Refrigerator: Brand
Not Installed
Refrigerator: Rough Opening Height
68.75 Inches
Refrigerator: Rough Opening Width
36 Inches
Dishwasher: Brand
Garbage Disposal: Brand
Microwave: Whirlpool Microwave

Built In

Range: Range/Oven Brand
Exhaust Vent: Location/Brand
Vented through attic

Vented range hoods should terminate to the outdoors through a single wall duct having a smooth interior air tight surface and shall be equipped with a back-draft damper. It should also be independent of all other exhaust systems and should not terminate in the attic, crawl space or other areas inside the building. 

There is an exception: Where - installed in accordance with the manufacturer's installation instruction and where mechanical or natural ventilation is otherwise provided - a listed and labeled ductless range hood should not be required to discharge to the outdoors.

Cook Top not present.

Wall Oven not present.

Ice Maker not present.

Clothes Dryer: Outside the Scope of Our Inspection

Testing appliance function is outside the scope of our inspection protocol.

Clothes Washer: Outside the Scope of Our Inspection

Testing appliance function is outside the scope of our inspection protocol.

Wine Cooler not present.

11.6.1 - Garbage Disposal

Excessive Noise

Debris is in the disposal - I believe a screw or other metal is loose in the unit. Remove and inspect for operation.

11.11.1 - Exhaust Vent

Missing Vent Pipe
In the attic

The vent hood pipe designed to carry cooking smoke and moisture is missing in the attic. When installing the pipe make sure to seal the pipe to the drywall (at the attic penetration) to prevent a fire draft. The pipe should extend to the roof decking and terminate in a roof mounted vent equipped with a bug screen.

Contractor Qualified Professional

12 - Insulation

Attic Insulation: Insulation Type
Inside the Attic
Batt, Blown, Fiberglass
Attic Insulation: R-value
Attic Space
Wall Insulation: Insulation Type
Batt, Fiberglass

R-Value and Insulation Type are estimations. We could not visually verify the insulation type and R-value. 

Wall Insulation: R-value
Outside Wall Cavity

Typically we don't have access to the wall cavity to confirm insulation depth and sometimes type. It is common building practice to have installed R-11 or R-13 faced batt insulation in the wall cavity. 

13 - Fireplaces | Gas Logs | Outdoor Kitchens

Gas Logs: Materials
Ventless, ODS Igniter, Simulated Embers, Grate

At the time of the inspection the unvented appliance is equipped with an approved oxygen depletion sensor and meets local building authority requirements. The unit is installed according to the manufacturers recommendations. 

Gary Smith - Licensed Mississippi and VA Approved Home Builder/FHA Compliance Inspector/Licensed Mississippi Home Inspector