Inspection Report Prepared for: Tonia Mann Property Address: Lawrenceville, GA 30046 Date: April 24, 2012 Inspector: Charles Mann (770) 594-2222 www.edificeinspections.com Page 1
INSPECTION CONDITIONS CLIENT & SITE INFORMATION: DATE OF INSPECTION: April 24, 2012. TIME OF INSPECTION: 4:30 pm. CLIENT NAME: Tonia Mann. INSPECTION LOCATION:. CITY/STATE/ZIP: Lawrenceville, GA 30046. CLIMATIC CONDITIONS: WEATHER: Partly Cloudy. SOIL CONDITIONS: Dry. 60. APPROXIMATE OUTSIDE TEMPERATURE IN DEGREES F. BUILDING CHARACTERISTICS: ESTIMATED AGE IN YEARS: 26. BUILDING TYPE: 1 family. STORIES: 2 SPACE BELOW GRADE: Crawl space. 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: The gas meter is located on the left side of the building. OTHER INFORMATION: HOUSE OCCUPIED? No. CLIENT PRESENT: No. Page 2
GROUNDS & APPURTENANCES DRIVEWAY: TYPE: Concrete. Cracks noted are typical. GROUND COVER & VEGETATION: RETAINING WALLS: TYPE: Railroad tie. Deterioration was noted to some of the railroad ties. Future replacement of the ties should be expected. GRADING & SURFACE DRAINAGE: DESCRIPTION & Gentle slope, Grade(s) are not properly sloped away from the house in the following location(s): left side of the house. Recommend repairs be made by a qualified landscaping contractor. DECKS & BALCONIES: TYPE: Wood. The rear right corner support post is deteriorated where it meets the ground. Replacing the post is recommended. Repairs should be made by a licensed general contractor. Page 3
ROOF & GUTTERS ROOF: STYLE & PITCH: Gable, High. ROOFING TYPE: Asphalt composition shingles. ROOF ACCESS: Walked on roof. ROOF COVERING Significant granule erosion was observed. This is indicative of roofing nearing the end of its useful life. Several repairs were noted to the roof where the upper and lower roofs meet. Torn/damaged shingles were noted at the rear of the roof near the chimney. Due to conditions observed replacement of the roof is recommended. EXPOSED FLASHINGS: TYPE AND Metal, Rubber, GUTTERS & DOWNSPOUTS: TYPE & Metal, Page 4
EXTERIOR INSPECTION METHOD: Visually from the ground. WALLS COVERINGS: Wood composition siding. The siding is a wood composition product. The following conditions were observed: There is swelling and delamination along the bottom edges of the siding. The affected siding can be replaced with fiber cement siding when the house is repainted. FASCIA AND SOFFITS: Wood. Wood. Damage/decay noted in the following location(s): vertical trim board at the rear of the chimney, jambs at the rear exterior garage door. Condition(s) should be repaired/replaced as necessary by a licensed general contractor. TRIM: Page 5
PAINT The house has been recently repainted. SCREENS & Some screens are missing and/or not installed. Installation of screens on all windows is recommended. EXTERIOR DOORS: Recommend having dead bolt locks installed. CHIMNEY: Metal. Page 6
GARAGE - CARPORT TYPE: Garage. LOCATION: Under house, Two car. FLOOR: Typical cracks noted. GARAGE DOOR(S): GARAGE DOORS PRESENT: Yes. Acceptable, No automatic door openers are installed. Page 7
ELECTRICAL SYSTEM INCOMING SERVICE: TYPE AND Underground, Enters on the left 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. Lights are not operational in the following area(s): kitchen light. Further evaluation and correction of all electrical problems as necessary by a qualified, licensed electrician is recommended. GROUND FAULT CIRCUIT INTERRUPTORS: LOCATIONS PRESENT: Some bathroom outlets, garage outlet. GFCI Operating properly, Installation of GFCI protection in all currently required locations is recommended. See the section of GFCI in the Report Supplement. GROUNDING: LOCATION & Water pipe, SMOKE DETECTORS: PRESENT: Yes. TESTING METHOD: Pushed testing button. Acceptable, See the section on smoke detectors in the Report Supplement. Consider the installation of carbon monoxide detector(s) in addition to the smoke detector(s). Installation of smoke detectors to current standards is recommended. Page 8
FOUNDATION & STRUCTURE CRAWL SPACE: ACCESSIBILITY: Crawl space entered. CRAWL SPACE FLOOR: Dirt. CRAWL SPACE FLOOR There is no vapor barrier installed on the crawl space floor. The installation of a vapor barrier is recommended. CRAWL SPACE VENTILATION: VISIBLE FOUNDATION WALLS: Concrete block. FOUNDATION FLOOR STRUCTURE: Conventional wood joists. FLOOR STRUCTURE BEAMS/GIRDERS: Conventional wood frame. BEAM/GIRDER COLUMNS/PIERS: Block. COLUMN/PIER WATER PENETRATION: Evidence of previous water penetration was noted in the following location(s): rear of the crawl space. INSULATION: Some of the insulation has fallen out of position. Fallen insulation should be replaced. PEST INFESTATION: None observed. Page 9
PLUMBING WATER SUPPLY: WASTE DISPOSAL SYSTEM: TYPE: Public. MAIN SUPPLY PIPE: Copper. MAIN SHUT OFF LOCATION: Crawl space, Enters the front of the house. VISIBLE SUPPLY PIPING: Copper. VISIBLE WASTE PIPING: Plastic. VENT STACKS: DESCRIPTION & Typical to exterior of house, HOSE FAUCETS: OPERATION: WATER HEATER: TYPE: Gas. SIZE: 40 Gallons. VENTING: The vent is not attached to the top of the water heater. Repairs should be made by a qualified, licensed plumber. APPROXIMATE AGE IN YEARS: 8 LOCATION: Garage utility room. No drip leg/sediment trap is installed on the gas line at the water heater. A proper drip leg/sediment trap should be installed. Page 10
Repairs should be made by a qualified, licensed plumber. WATER FLOW: Functional flow. PLUMBING FIXTURES: SINKS: COMMODES: Leaking observed in the commode tank at the hall bathroom commode. Condition(s) should be repaired by a qualified, licensed plumber. BATHTUBS: VENTILATION TYPE AND Fan, Window, Page 11
HEATING - AIR CONDITIONING HVAC LOCATION & AREA SERVICED: LOCATION OF FURNACE: Garage utility room. AREA CONDITIONED: Entire House. HEATING SYSTEM: FUEL TYPE & Natural Gas, DISTRIBUTION TYPE AND Forced Air, NORMAL CONTROLS: COMBUSTION AIR: VENTING: AIR FILTERS: Disposable, The furnace filter(s) are dirty and should be changed/cleaned. INPUT BTU/HR RATINGS: 75,000. APPROXIMATE AGE IN YEARS: 26. MANUFACTURER: Ruud. Excessive scale and corrosion is noted in the burner chamber, System has been neglected, with no signs of recent servicing. Recommend either replacing the furnace or having the unit serviced by a qualified, licensed HVAC contractor. AIR CONDITIONING: SYSTEM TYPE: Central. POWER SOURCE: Electric, 240 Volt. CONDENSATE LINES: Condensate line installed. NORMAL CONTROLS: MANUFACTURER: Ruud. APPROXIMATE AGE IN YEARS: 26. APPROX. CAPACITY IN TONS: 2 1/2. 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. The condensing unit is near the end of its life expectancy. Replacement is recommended. Page 12
ATTIC ACCESS: TYPE: Pull down stairway. INSPECTION METHOD: Walked through attic. INSULATION: TYPE: Fiberglass loose fill. APPROXIMATE DEPTH IN INCHES: 0 to 6. Areas of missing insulation were noted over the rear right bedroom. Replacing the missing insulation is recommended. VENTILATION: TYPE: Soffit, Gable vents. VISIBLE ROOF AND CEILING FRAMING: STYLE: Conventional frame. LEAKS: EVIDENCE OF LEAKAGE: Staining on roof decking was noted in the following areas: around the plumbing vent pipes, where the upper and lower roofs meet. Roof leaks should be further evaluated and repaired as necessary by a qualified roofer. PESTS: EVIDENCE OF INFESTATION: No. Page 13
KITCHEN - APPLIANCES - LAUNDRY KITCHEN SINK: The sink faucet is leaking and should be replaced. A qualified, licensed plumber should be called to make further evaluation and repairs as needed. COOK TOP/RANGE: TYPE/ Electric, VENTILATION: TYPE AND Recirculating, Fan/Hood operational. REFRIGERATOR: TYPE AND Electric, Older model appliance. DISHWASHER: Acceptable, Older model appliance. Unit is near the end of its useful life. GARBAGE DISPOSAL: None. CABINETS: TYPE AND Wood, with minor wear. COUNTERTOPS: TYPE AND Laminate, LAUNDRY: LOCATION: Laundry Room. Plumbing appears serviceable. Page 14
INTERIOR DOORS: INTERIOR DOORS: Representative number tested, WINDOWS: TYPE & Wood, Broken/cracked glass panes were noted in the following locations: front right bedroom window. Repairs should be made by a qualified contractor. INTERIOR WALLS: MATERIAL & Drywall, Suspected mold/mildew was observed in the following locations: in the laundry area. Removing the affected drywall is recommended. See www.epa.gov/mold for more information. CEILINGS: TYPE & Drywall, Moisture staining noted in the following locations: garage ceiling under the hall bathroom. This damage is from the commode leak noted in the plumbing section of this report. FLOORS: TYPE & Carpet, Vinyl, Wood, General condition is acceptable. STAIRS & HANDRAILS: Interior stairs acceptable. FIREPLACE/WOOD BURNING DEVICES: LOCATION - TYPE Prefabricated metal, Page 15
April 24, 2012 Tonia Mann RE: Lawrenceville, GA 30046 At your request, an inspection of the above referenced property was conducted on April 24, 2012. 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. Recommend repairs be made by a qualified landscaping contractor. DECKS & BALCONIES: 2. The rear right corner support post is deteriorated where it meets the ground. Replacing the post is recommended. Repairs should be made by a licensed general contractor. ROOF & GUTTERS ROOF: ROOF COVERING 3. Significant granule erosion was observed. This is indicative of roofing nearing the end of its useful life. Several repairs were noted to the roof where the upper and lower roofs meet. Torn/damaged shingles were noted at the rear of the roof near the chimney. Due to conditions observed replacement of the roof is recommended. EXTERIOR TRIM: 4. Damage/decay noted in the following location(s): vertical trim board at the rear of the chimney, jambs at the rear exterior garage door. Condition(s) should be repaired/replaced as necessary by a licensed general contractor. FOUNDATION & STRUCTURE CRAWL SPACE: CRAWL SPACE FLOOR 5. There is no vapor barrier installed on the crawl space floor. The installation of a vapor barrier is recommended. PLUMBING WATER HEATER: VENTING: 6. The vent is not attached to the top of the water heater. Repairs should be made by a qualified, licensed plumber. 7. No drip leg/sediment trap is installed on the gas line at the water heater. A proper drip leg/sediment trap should be Page 16
installed. Repairs should be made by a qualified, licensed plumber. PLUMBING FIXTURES: COMMODES: 8. Leaking observed in the commode tank at the hall bathroom commode. Condition(s) should be repaired by a qualified, licensed plumber. HEATING - AIR CONDITIONING HEATING SYSTEM: 9. Excessive scale and corrosion is noted in the burner chamber, System has been neglected, with no signs of recent servicing. Recommend either replacing the furnace or having the unit serviced by a qualified, licensed HVAC contractor. AIR CONDITIONING: 10. The condensing unit is near the end of its life expectancy. Replacement is recommended. ATTIC INSULATION: 11. Areas of missing insulation were noted over the rear right bedroom. Replacing the missing insulation is recommended. INTERIOR INTERIOR WALLS: MATERIAL & 12. Suspected mold/mildew was observed in the following locations: in the laundry area. Removing the affected drywall is recommended. See www.epa.gov/mold for more information. 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. ELECTRICAL SYSTEM SWITCHES & OUTLETS: 1. Lights are not operational in the following area(s): kitchen light. Further evaluation and correction of all electrical problems as necessary by a qualified, licensed electrician is recommended. KITCHEN - APPLIANCES - LAUNDRY KITCHEN SINK: 2. The sink faucet is leaking and should be replaced. A qualified, licensed plumber should be called to make further evaluation and repairs as needed. INTERIOR WINDOWS: TYPE & 3. Broken/cracked glass panes were noted in the following locations: front right bedroom window. Repairs should be made by a qualified contractor. 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) 594-2222. Sincerely, Page 17
Charles Mann Page 18