Report Created For: Client Name
Monitor: Water staining noted. The area was dry at the time of inspection. Consult the owner for further...
Repair: Microbial growth was noted on attic components, likely due to a combination of high humidity and...
Repair, Safety Issue: The pull-down stairs to the attic need to be adjusted so that the stair is in a str...
Repair, Safety Issue: The garage door opener did not automatically reverse using standard testing procedu...
Repair, Monitor: Evidence of previous or active moisture penetration was observed in the crawlspace, espe...
Repair: The floor structure as noted shows evidence of advanced water damage and rotting. Rot weakens the...
Monitor: Previous repairs to the exterior EIFS veneer were noted, which align with interior drywall repa...
Monitor, Possible Concern: EIFS (Exterior Insulation and Finish System - sometimes referred to as "Synthe...
Repair: Synthetic stucco as noted is a weather sensitive material that should be kept well protected and ...
Repair, Safety Issue: The bolts attaching the deck ledger to the structure of the house appear to be inad...
Repair, Safety Issue: The openings between pickets of the deck railing is more than allowed by present da...
Repair, Safety Issue: The handrails as noted do not meet current safety standards for proper grasping of ...
Improve, Safety Issue: Deck stairs should terminate at a concrete landing to prevent tripping or falling....
Improve, Safety Issue: The walkway as noted presents a trip hazard and should be altered as needed for im...
Repair, Safety Issue: Current safety standards require a guardrail for walking areas that are more than 3...
Improve: The electrical panel appears to be an older model that may be reaching the end of its servicabl...
Repair: Loose outlet(s) as noted should be tightened to prevent the loosening of the wiring connections i...
Improve, Safety Issue: The installation of a ground fault circuit interrupter outlet(s) is recommended at...
Possible Repair, Safety Issue: A ground fault circuit interrupter (GFCI) should be installed on the circu...
Repair, Safety Issue: Floor outlets are required to be sealed when not in use. Consult a handy person pe...
Monitor, Future Repair:Â The outdoor condensing unit(s) at the location pictured appear to have been man...
Repair, Safety Issue: There is insufficient clearance between the exhaust flue and combustible materials ...
Repair: Rust can lead to deterioration and possibly leakage of the gas piping. Sand and paint with Rusto...
Repair, Safety Issue: Current safety standards in the state of GA allow discharge piping for the TPR (Te...
Monitor: Ventilation of the crawl space may be insufficient. A full vapor barrier and dehumidifer were no...
Repair: The permanent dehumidifier installed in the crawlspace was not operative at the time of inspecti...
Monitor: Previous repairs were noted. Consult the seller for history of damage and repairs, and monitor...
Repair, Safety Issue: The fireplace chimney could use cleaning due to the presence of built-up soot in th...
Improve, Safety Issue: There was no clamp installed at the metal damper above the gas logs in the firepla...
Repair, Safety Issue: There does not appear to be a gas shut-off valve below the cooktop, which should be...
Improve: Flexible gas piping can be prone to mechanical damage and leakage. Use caution when placing ite...
Improve, Safety Issue: The flexible clothes dryer exhaust vent pipe as noted should be replaced semi-rigi...
Repair, Safety Issue: The clothes dryer exhaust vent pipe appears clogged with lint and should be cleaned...
Repair: The electronic igniter for the outdoor grill did not work when tested using normal controls. Con...
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Monitor: Water staining noted. The area was dry at the time of inspection. Consult the owner for further information regarding past leakage, repairs, and warranty information. Consult a qualified roofer for additional evaluation and repairs as needed.
Repair: Microbial growth was noted on attic components, likely due to a combination of high humidity and lack of ventilation. Attempt to clean and increase ventilation. Consult a mold remediation specialist for evaluation and mitigation if needed.
Repair, Safety Issue: The pull-down stairs to the attic need to be adjusted so that the stair is in a straight line when fully extended (see manufacturer's recommendations printed on label). This will relieve unnecessary pressure on the connections at the folding sections. The stairs should be cut back at the floor to provide proper support.
Monitor: Stored items and/or vehicle(s) prevent full inspection of the floor and walls. Thoroughly inspect the area after items are removed.
Repair: The garage door weatherstripping as noted is damaged and should be repaired to limit moisture and rodent intrusion into the garage.
Repair, Safety Issue: The garage door opener did not automatically reverse using standard testing procedures as required by the National Safety Council (door must reverse upon hitting a 2x4 block of wood laid flat on the floor below the door). There is a risk of injury, particularly to children and pets, and damage to vehicles under this condition. The opener and door should be serviced and adjusted as needed by a qualified garage door service company.
Repair, Monitor: Cracks such as these fall within the range of normal settlement. Repair cosmetically and monitor for subsequent movement. Should further movement occur, consult a foundation contractor.
Repair, Monitor: Evidence of previous or active moisture penetration was observed in the crawlspace, especially as noted. Wet basements and crawlspaces risk building damage from rot and insects and can cause interior microbial growth or mildew (a microbial growth assessment is not included in this inspection). Roof and lot drainage repairs or improvements should be addressed as a first step to controlling water intrusion into the crawlspace (see Exterior and/or Roofing Sections). This condition should then be monitored.
Water pressure from the far side of the foundation is penetrating the wall and leaching salts from the masonry and mortar. The salts themselves are harmless but indicative of persistent moisture. Consult with a licensed water-proofing contractor for remediation as needed.
Repair: A floor joist was cracked / overly notched as noted. This weakens the joist and can cause floor settlement in the future.
Repair: The floor structure as noted shows evidence of advanced water damage and rotting. Rot weakens the structure and can cause building settlement. Damaged wood should be repaired or replaced and the conditions that have promoted the rot should be corrected. Consult a qualified framing contractor for further evaluation and options for repair, as well as prevention of future damage.
Due to the steep slope and/or height of the roof structure, the roof could not be safely walked and was viewed from the ground only using binoculars or from a ladder at the eaves. Some sections of the roof could not be viewed.
Repair: Some shingles were observed lifting, displaced, or otherwise damaged. Damaged and displaced shingles can contribute to roof leakage. Have a qualified roofer provide further evaluation and replace all missing or defective components, ensuring proper operation of the roofing systems.
Monitor: The flashing components at the skylights should be carefully monitored, as these areas are extremely vulnerable to leakage.
Repair: Downspout connections to underground piping need to be secured as noted. The piping should be screwed to the downspout and sealed to prevent moisture leakage next to the foundation, a potential source of leaks into the interior. Make sure all piping is clear and free flowing. Ribbed (black corrugated) piping is more prone to become blocked with debris than smooth wall piping.
Monitor: Previous repairs to the exterior EIFS veneer were noted, which align with interior drywall repairs and water damage in the crawlspace (see the Interior and Structural sections). Consult the seller for details on all repairs, as well as any documentation, warranties, etc., provided by the contractor who performed the work.
Monitor, Possible Concern: EIFS (Exterior Insulation and Finish System - sometimes referred to as "Synthetic Stucco"), as noted on this structure, has had moisture problems in the past with poor installations. It is important that these systems are kept well caulked and sealed to prevent moisture from infiltrating the structure, which can cause damage. All windows, doors, chimneys and intersecting roofs should be properly flashed. Consider having the entire veneer inspected by a stucco repair contractor for repairs and improvements that may be needed.
Repair: Synthetic stucco as noted is a weather sensitive material that should be kept well protected and sealed at all times. The bottom edge of this veneer appears to be in contact with the soil, which can be a source of moisture and insect infiltration. All foam board should be cut back to provide at least 6" clearance with the soil and the exposed edges properly sealed. All joints with woodwork should be properly caulked. All windows, doors, chimneys and intersecting roofs should be properly flashed. Consult with a professional stucco contractor adept in repairing these systems.
Improve: Exterior doors should be adjusted to close and fit properly as noted for ease of operation and to limit outside air and moisture infiltration.
Improve: Exterior door locks that are difficult to operate as noted should be oiled and serviced for proper locking of the doors. Consider changing the locks altogether for proper operation and to reduce future maintenance.
Repair, Safety Issue: The bolts attaching the deck ledger to the structure of the house appear to be inadequate. Consult a deck contractor for further evaluation and installation of properly sized and spaced bolts as needed to prevent the deck from pulling away from the structure.
Repair, Safety Issue: The openings between pickets of the deck railing is more than allowed by present day safety standards for child safety (max. 4" spacings recommended). Recommend covering these with mesh or a plastic shield or otherwise, the pickets should be altered as needed.
Repair, Safety Issue: The handrails as noted do not meet current safety standards for proper grasping of the top of the rail. The hand grip portion of the rail should have a minimum width of 1 1/4" and a maximum width of 2 5/8", which should be improved as needed for proper grasping of the rails.
Improve, Safety Issue: Deck stairs should terminate at a concrete landing to prevent tripping or falling. Consult a deck contractor or qualified handy person for installation of a landing.
Improve: Until recently, a 2x2" wood ledger was deemed suitable as long as it was fastened below each joist with a minimum of three 16d nails. Recent changes in deck codes no longer recognize this as an adequate or safe connection. Consider evaluation by decking contractor for upgrades to the deck that may improve its longevity and safety. In many cases, the addition of simple hardware (such as joist hangers) can be done relatively easily and without great cost.
Monitor, Possible Repair: The patio has settled and cracked and may need repair or replacement in the future.
Monitor, Future Repair: The driveway has heaved and cracked in some areas as noted and will need repair or replacement in the future.
Improve, Safety Issue: The walkway as noted presents a trip hazard and should be altered as needed for improved safety.
Repair, Safety Issue: Current safety standards require a guardrail for walking areas that are more than 30" off the ground. This provision also applies to finish grades above retaining walls that are attached to the structure. There was no guardrail at the retaining wall as noted and should be installed as needed.
Monitor, Possible Repair: Signs of soil erosion and wash were noted. If this condition persists, drainage improvements or grade stabilization measures may be necessary to prevent further erosion of the ground.
Improve: The shrubbery and vegetation growing near exterior walls as noted should be kept trimmed away from siding, window trims, and the eaves to reduce risk of insect and water damage. Overhanging tree branches should be cut back to prevent future damage to the roofing and gutters and to prevent rodent infestations into the attic.
Improve: The gate and/or latch mechanism needs adjustment to function properly.
Repair: Consult a fence contractor or qualified handy person for repairs.
Improve: The main distribution panel is crowded with breakers. A larger panel, or an auxiliary panel, would be desirable, especially if electrical additions are planned.
Repair, Improve: Previous safety standards permitted grounds and neutrals to share the same spot on a buss bar, but modern standards require them to be separated. Consider consulting an electrician for evaluation and repair.
Improve: The electrical panel appears to be an older model that may be reaching the end of its servicable lifespan (approximately 40 years for a typical breaker panel). Consult an electrician for further evaluation and possible replacement.
Repair: Loose outlet(s) as noted should be tightened to prevent the loosening of the wiring connections in the future.
Improve: A three-prong outlet was noted at the laundry, but newer dryers utilize a four-prong plug (although many do support replacing the cord with a three-prong version). Consult an electrician for replacement as necessary.
Improve, Safety Issue: The installation of a ground fault circuit interrupter outlet(s) is recommended at the location(s) shown. A ground fault circuit interrupter (GFCI) offers increased protection from shock or electrocution. Up to date weatherproof covers should be installed at all exterior outlets.
Possible Repair, Safety Issue: A ground fault circuit interrupter (GFCI) should be installed on the circuit for the whirlpool bathtub. The presence of this component could not be confirmed due to a lack of access under the tub (see "Plumbing" Section), and no labeled GFCI circuit breaker was noted in the main panel. A ground fault circuit interrupter offers protection from shock or electrocution.
Repair, Safety Issue: Floor outlets are required to be sealed when not in use. Consult a handy person person or electrician for installation of appropriate covers at all floor outlets.
Reference photos of service panel(s). Any infrared images included are for your reference only and do not indicate overheating wiring or components at the time of inspection, unless specifically mentioned above.
Monitor, Future Repair: The outdoor condensing unit(s) at the location pictured appear to have been manufactured before 2010 and more than likely used an older R-22 refrigerant (typically known as "Freon"). This refrigerant is no longer allowed in equipment manufactured after 2010 due to environmental concerns and was replaced by R-410A refrigerant. While still technically available, Freon is now harder to come by and prohibitvely expensive.
Improve: The discharge location of the condensate line as noted should be improved so that it discharges at least 10 feet from the foundations to prevent unnecessary moisture near the structure.
Improve: Damaged and missing insulation on exterior refrigerant lines as noted should be repaired or replaced for proper efficiency and protection of the copper piping.
Reference photo(s) of manufacturer data tag(s).
Repair, Safety Issue: There is insufficient clearance between the exhaust flue and combustible materials as noted (a minimum of 1" clearance is typically required). This is a fire hazard and should be corrected immediately by a qualified heating technician. Typically a metal collar is installed on the vent to prevent further movement and contact with adjoining materials.
Reference photo(s) of manufacturer data tag(s).
Monitor: Due to storage and/or household items, access was limited or obstructed in the location(s) noted. Inspectors do not touch or move items and your inspector is not able to inspect areas where access is severely limited or obstructed. Remove obstructions and inspect the area(s) noted for signs of leakage.
Repair: Rust can lead to deterioration and possibly leakage of the gas piping. Sand and paint with Rustoleum or equivalent for minor rust conditions. Have a plumber replace if more advanced rust piping conditions are evident.
Improve: The main whole house water shutoff valve appears to be at the location pictured (confirm with seller) and should be labeled for proper identification. The shut-offs for the outside hose faucets should also be properly labeled for future access. We recommend shutting off the water when leaving the house for extended periods of time.
Improve: Consider installing a timer on the hot water circulating pump to prevent heat loss in the walls when not in use (e.g. at night).
Repair: The toilet at the location noted was loose and needs repair. Have the wax ring checked for leaks and the toilet properly bolted to the floor.
Repair:Â The sink stopper(s) as noted did not function properly or are missing and need repair or replacement altogether.
Repair: The sink was draining slowly indicating that an obstruction may exist or the sink stopper needs adjustment. Have the stopper adjusted and then check the P-trap and drain line for blockages and clear as needed.
Repair: The shower diverter at the bathtub does not completely divert all of the water to the shower head, which should be improved as needed for proper function.
Monitor, Possible Repair: Access to the whirlpool motor should be provided (or its whereabouts should be verified with the current owner).
Repair: The exterior hose bibb at the location pictured does not shut off entirely or otherwise leaks at the handle, which places unnecessary moisture next to the foundation. It should be repaired or replaced as needed.
Repair, Safety Issue: Current safety standards in the state of GA allow discharge piping for the TPR (Temperature and Pressure Relief) valve to route upwards, but a drain mechanism or bleeder valve is required at the lowest point of the line before it turns up. This device should be added as needed to drain water build up in the lines, which can cause damage to the TPR valve.
Water pressure measured between 40 and 80 PSI, considered normal. No action necessary, FYI only.
Reference photos of water and gas shutoff valve locations. No action required, FYI only.
Monitor: As the name implies, the sewer cleanout is used as an access point to clear clogged waste lines and for videoscope evaluation of the lines and connection to the main sewer or septic system. No action required, FYI only.
Reference photo(s) of manufacturer data tag(s).
Monitor: Water temperature measured at or below 120 degrees Fahrenheit, the threshold for scald hazards. No action necessary, FYI only.
Monitor: Ventilation of the crawl space may be insufficient. A full vapor barrier and dehumidifer were noted, so monitor for excess humidity and moisture in the crawlspace; if necessary, additional ventilation will help control humidity and reduce the potential for rotting of wood components, termite infestations, and toxic mildew growth. Ventilation can be improved by adding vents to the building exterior. All existing vents should be opened and cleared. If this does not prove sufficient, consult a foundation specialist.
Repair, Safety Issue: The insulation batts are installed with the paper vapor barrier exposed, which presents a fire hazard (see label on facing). The insulation should be either turned around so that the vapor barrier is not exposed or covered with an approved product (e.g., drywall). Otherwise, the insulation should be replaced with a product that does not have a paper backing (known as "unfaced" insulation).
Repair: The permanent dehumidifier installed in the crawlspace was not operative at the time of inspection and had been replaced with a light duty home/office unit. Consult the owner for details, or a waterproofing contractor for further evaluation and repair as necessary.
Monitor: Previous repairs were noted. Consult the seller for history of damage and repairs, and monitor for future leakage or damage.
Monitor: Minor unevenness was observed in the floor structure. This condition is fairly common in older structures such as this and is typically caused by the framing design, installation methods, and aging of the building. There was no evidence of need for immediate repair, however the flooring system should be monitored for further movement. The rate of movement cannot be determined in a one-time inspection.
Repair: One or more floor tiles were cracked and are need of repair or replacement. Consult a contractor or qualified handy person for repair or replacement.
Repair: "Fogged" glass was noted, which should be replaced. This condition is typically caused by damaged seals around the perimeter of the insulated glass, which in turn allows condensation to develop between the panes. All damaged glass panels in this area should be replaced by a qualified glass replacement contractor. The contractor should inspect all other insulated panels in the house for additional condensation that may be occurring in the glass.
Monitor: Thermal imaging was performed on the walls and ceilings of the living space. No concerns with water intrusion were noted at the time of inspection, but there were some typical, minor, warm spots where insulation may be missing, compressed, or damaged. Monitor for general comfort and consult an insulation contractor for repair if desired.
Repair, Safety Issue: The fireplace chimney could use cleaning due to the presence of built-up soot in the chimney from the gas logs. All flues and gas connections should be checked on an annual basis for proper safety.
Improve, Safety Issue: There was no clamp installed at the metal damper above the gas logs in the fireplace, which could allow the damper to be closed during the operation of the gas logs. Consider installing this safety device or otherwise insure that the damper is left open when the gas logs are turned on. Also recommend installing a carbon monoxide alarm near the fireplace.
Repair, Safety Issue: There does not appear to be a gas shut-off valve below the cooktop, which should be added as needed for proper control and safety.
Improve: Flexible gas piping can be prone to mechanical damage and leakage. Use caution when placing items below the cooktop, or make sure shelving is installed to prevent damage to the gas line. Consider having a plumber or appliance contractor add a section of rigid pipe if possible.
Improve, Safety Issue: The flexible clothes dryer exhaust vent pipe as noted should be replaced semi-rigid, or, ideally, rigid smooth wall piping where possible to prevent lint build-up in the line which can cause damage and possible fires at the dryer element.
Repair, Safety Issue: The clothes dryer exhaust vent pipe appears clogged with lint and should be cleaned. Blocked piping can cause damage and possible fires at the dryer element.
Improve, Monitor: Recommend installing stainless steel braided hoses for the water connections to the washing machine for added protection against damage to interior finishes from possible leaks at these connections.
Improve: Recommend installing a metal or more durable composite overflow pan, rather than brittle plastic, that is connected to a drain line under the washing machine (and newer dryers that have water connections for steam functionality) to prevent damage to interior finishes from leaks. A better solution would be to install a tiled floor with a curb and floor drain. Otherwise, a leak detection system should be used. Also recommend installing metal braided hoses for the water connections for added protection.
Repair: The electronic igniter for the outdoor grill did not work when tested using normal controls. Consult the seller for details of operation, or consult an appliance repair technician for troubleshooting and repair.
Inspection Details
General
LIMITATION 1.1
Occupied / Furnished Disclaimer
Due to the home being furnished at the time of inspection, not all floor and wall surfaces, countertops, windows, and electrical receptacles could be inspected or tested.