Inspection Report. Prepared for: Tonia Mann. Property Address: 2557 Briar Valley Way Dacula, GA Date: March 01, 2012

Transcription

1 Inspection Report Prepared for: Tonia Mann Property Address: Dacula, GA Date: March 01, 2012 Inspector: Charles Mann (770) Page 1

2 INSPECTION CONDITIONS CLIENT & SITE INFORMATION: DATE OF INSPECTION: March 01, TIME OF INSPECTION: 8:30 AM. CLIENT NAME: Tonia Mann. INSPECTION LOCATION:. CITY/STATE/ZIP: Dacula, GA CLIMATIC CONDITIONS: WEATHER: Partly Cloudy. SOIL CONDITIONS: Wet. 55. APPROXIMATE OUTSIDE TEMPERATURE IN DEGREES F. BUILDING CHARACTERISTICS: ESTIMATED AGE IN YEARS: 12. BUILDING 1 family, Ranch. STORIES: 1 SPACE BELOW GRADE: Ground floor living area. ORIENTATION: Oriented left to right facing it from the front of the building. UTILITY SERVICES: WATER SOURCE: Public. SEWAGE DISPOSAL: Public. UTILITIES STATUS: All utilities on. LOCATION OF GAS METER: None. OTHER INFORMATION: HOUSE OCCUPIED? No. CLIENT PRESENT: No. Page 2

3 GROUNDS & APPURTENANCES DRIVEWAY: Concrete. WALKWAYS: Concrete. GROUND COVER & VEGETATION: Maintenance needed. Ground cover should be planted at the left side of the house to prevent soil erosion. The leaves/debris at the left side of the house should be removed. GRADING & SURFACE DRAINAGE: DESCRIPTION & Steep slope, Grade(s) are not properly sloped away from the house in the following location(s): left side of the house near the rear left corner. Recommend repairs be made by a qualified landscaping contractor. PATIO: Concrete. Page 3

4 ROOF & GUTTERS ROOF: STYLE & PITCH: Gable, High. ROOFING Asphalt composition shingles. ROOF ACCESS: Walked on roof. ROOF COVERING General condition appears serviceable with signs of typical weathering and aging. Regular maintenance and inspections are advised. EXPOSED FLASHINGS: TYPE AND Metal, Rubber, GUTTERS & DOWNSPOUTS: TYPE & Metal, The gutters are partially full of leaves and debris. The gutters and downspouts should be cleaned out to properly channel roof water away from the house. Splash blocks were missing/not installed in the following location(s): rear left corner downspout. Installation of splash blocks is recommended. Page 4

5 EXTERIOR INSPECTION METHOD: Visually from the ground. WALLS COVERINGS: Vinyl siding. Missing vinyl siding was noted at the right side above the power meter. Damage was noted to the vinyl siding at the rear near the downspout. Pressure washing the vinyl siding is recommended. Recommend further evaluation and repair as necessary by a qualified carpenter or general contractor. FASCIA AND SOFFITS: Vinyl, Aluminum. Page 5

6 TRIM: Wood, Vinyl. Damage noted in the following location(s): rear entry door jambs. Condition(s) should be repaired/replaced as necessary by a qualified general contractor. PAINT Peeling paint observed at the exterior door jambs. Repainting the affected areas is recommended. INSULATED/STORM DOORS & WINDOWS: Thermopane seals failed in the following location(s): master bathroom window. Repairs can be made by a qualified contractor. SCREENS & EXTERIOR DOORS: CHIMNEY: Metal. Page 6

7 GARAGE - CARPORT Garage. LOCATION: Attached, Two car. ROOF: See main roof report. FLOOR: Acceptable, Typical cracks noted. FIRE WALL: GARAGE DOOR(S): GARAGE DOORS PRESENT: Yes. Acceptable, No automatic door opener is installed. Page 7

8 ELECTRICAL SYSTEM INCOMING SERVICE: TYPE AND Underground, Enters on the right side of the house, Aluminum. AMPERAGE: 150 AMPS. VOLTAGE: 120/240 Volts. OVERCURRENT PROTECTION: DESCRIPTION: Circuit breakers. MAIN PANEL LOCATION: Garage. 240V CONDUCTOR Copper, Aluminum. 120V CONDUCTOR Copper. WIRING METHOD: Non-metallic cable (Romex) MAIN PANEL SWITCHES & OUTLETS: TESTING: A representative sampling of switches and outlets were tested. GROUND FAULT CIRCUIT INTERRUPTORS: LOCATIONS PRESENT: Bathrooms, Garage, Exterior, Kitchen. GFCI Operating properly, See the section of GFCI in the Report Supplement. GROUNDING: LOCATION & Driven Rod, SMOKE DETECTORS: PRESENT: Yes. TESTING METHOD: Pushed testing button. Chirping smoke detectors indicates battery replacement is needed. See the section on smoke detectors in the Report Supplement. Page 8

9 FOUNDATION & STRUCTURE SLAB: SLAB Acceptable, Areas of the slab under finished flooring could not be observed. PEST INFESTATION: An active infestation by wood destroying insects was observed in the following location(s): rear of the dining room, rear of the family room, rear bedroom rear wall, master bedroom/bathroom right wall. Further evaluation and treatment is recommended by a qualified pest control contractor. Page 9

10 PLUMBING WATER SUPPLY: WASTE DISPOSAL SYSTEM: Public. MAIN SUPPLY PIPE: Copper. MAIN SHUT OFF LOCATION: Next to water heater. VISIBLE SUPPLY PIPING: Copper. VISIBLE WASTE PIPING: Plastic. VENT STACKS: DESCRIPTION & Typical to exterior of house, HOSE FAUCETS: OPERATION: WATER HEATER: Electric. SIZE: 50 Gallons. APPROXIMATE AGE IN YEARS: 12. LOCATION: Laundry room closet. The water heater did not operate properly. No hot water was produced. Repairs should be made by a qualified, licensed plumber. WATER PRESSURE: TESTING METHOD: Gauge. APPROXIMATE PRESSURE, PSI: 95. The house water pressure is higher than the maximum allowable 80 psi. Recommended water pressure should be between 40 and 80 psi. Due to the excessively high water pressure we recommend further evaluation and possible replacement of the PRV (pressure reducing valve) by a qualified, licensed plumber. WATER FLOW: Functional flow. Page 10

11 PLUMBING FIXTURES: SINKS: COMMODES: BATHTUBS: SHOWERS: VENTILATION TYPE AND Fan, Page 11

12 HEATING - AIR CONDITIONING HVAC LOCATION & AREA SERVICED: LOCATION OF FURNACE: Laundry room closet. AREA CONDITIONED: Entire House. HEATING SYSTEM: FUEL TYPE & Electric Heat Pump, DISTRIBUTION TYPE AND Forced Air, NORMAL CONTROLS: AIR FILTERS: No filter is installed. Installation of a properly sized filter is recommended. APPROXIMATE AGE IN YEARS: 12. MANUFACTURER: Goodman. AIR CONDITIONING: SYSTEM Central. POWER SOURCE: Electric, 240 Volt. CONDENSATE LINES: Condensate line installed. NORMAL CONTROLS: MANUFACTURER: Goodman. APPROXIMATE AGE IN YEARS: 12. APPROX. CAPACITY IN TONS: 3 Due to the cool exterior temperatures only the function of the air conditioning system(s) could be tested. Adequacy of cooling could not be determined. Page 12

13 ATTIC ACCESS: Pull down stairway. INSPECTION METHOD: Walked through attic. INSULATION: Fiberglass loose fill. APPROXIMATE DEPTH IN INCHES: 10. VENTILATION: Soffit, Roof vents. VISIBLE ROOF AND CEILING FRAMING: STYLE: Wooden trusses. LEAKS: EVIDENCE OF LEAKAGE: None observed. PESTS: EVIDENCE OF INFESTATION: No. Page 13

14 KITCHEN - APPLIANCES - LAUNDRY KITCHEN SINK: COOK TOP/RANGE: TYPE/ Electric. One of the burner pans is missing and should be replaced. The range should be cleaned before use. VENTILATION: TYPE AND Recirculating, Fan/Hood operational. REFRIGERATOR: TYPE AND Electric, Older model appliance. DISHWASHER: GARBAGE DISPOSAL: None. CABINETS: TYPE AND Wood, COUNTERTOPS: TYPE AND Laminate, with minor wear. LAUNDRY: LOCATION: Laundry Room. Plumbing appears serviceable. Page 14

15 INTERIOR DOORS: INTERIOR DOORS: Representative number tested, WINDOWS: TYPE & Aluminum, Windows are generally operational. INTERIOR WALLS: MATERIAL & Drywall, Typical cracks noted at the family room above the hallway. Repairs can be made when the interior is repainted. CEILINGS: TYPE & Drywall, General condition is acceptable. FLOORS: TYPE & Carpet, Vinyl, Wood. All of the interior flooring is heavily worn and should be replaced. FIREPLACE/WOOD BURNING DEVICES: LOCATION - TYPE Prefabricated metal, Page 15

16 March 01, 2012 Tonia Mann RE: Dacula, GA At your request, an inspection of the above referenced property was conducted on March 01, This inspection report reflects the visual conditions of the property at the time of the inspection only. Hidden or concealed defects or deficiencies are not a part of this inspection or report. This inspection and report are neither an insurance policy or a warranty. Please take time to review limitations contained in the pre-inspection agreement. REPORT SUMMARY In the opinion of the inspector, the following items constitute a defect/deficiency in the property. These items may pose a significant health or safety risk or are not, at the time of the inspection, in good condition or working order. Attention to these items immediately is recommended. GROUNDS & APPURTENANCES GRADING & SURFACE DRAINAGE: DESCRIPTION & 1. Grade(s) are not properly sloped away from the house in the following location(s): left side of the house near the rear left corner. Recommend repairs be made by a qualified landscaping contractor. EXTERIOR WALLS COVERINGS: 2. Missing vinyl siding was noted at the right side above the power meter. Damage was noted to the vinyl siding at the rear near the downspout. Pressure washing the vinyl siding is recommended. Recommend further evaluation and repair as necessary by a qualified carpenter or general contractor. FOUNDATION & STRUCTURE PEST INFESTATION: 3. An active infestation by wood destroying insects was observed in the following location(s): rear of the dining room, rear of the family room, rear bedroom rear wall, master bedroom/bathroom right wall. Further evaluation and treatment is recommended by a qualified pest control contractor. PLUMBING WATER HEATER: 4. The water heater did not operate properly. No hot water was produced. Repairs should be made by a qualified, licensed plumber. WATER PRESSURE: 5. The house water pressure is higher than the maximum allowable 80 psi. Recommended water pressure should be between 40 and 80 psi. Due to the excessively high water pressure we recommend further evaluation and possible replacement of the PRV (pressure reducing valve) by a qualified, licensed plumber. In the opinion of the inspector the following items will require maintenance, repair and/or replacement to improve efficiency, protect health and safety or avoid additional damage to the property or systems. ROOF & GUTTERS Page 16

17 GUTTERS & DOWNSPOUTS: TYPE & 1. The gutters are partially full of leaves and debris. The gutters and downspouts should be cleaned out to properly channel roof water away from the house. Splash blocks were missing/not installed in the following location(s): rear left corner downspout. Installation of splash blocks is recommended. EXTERIOR TRIM: 2. Damage noted in the following location(s): rear entry door jambs. Condition(s) should be repaired/replaced as necessary by a qualified general contractor. HEATING - AIR CONDITIONING HEATING SYSTEM: AIR FILTERS: 3. No filter is installed. Installation of a properly sized filter is recommended. Thank you for selecting us to do your home inspection. If you have any questions regarding the inspection report or the home, please feel free to call me at (770) Sincerely, Charles Mann Page 17