Robert T. Floyd CABO # Page 1

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1 House Inspection Summary For: Ms. Stephanie Baird 370 Pavillion Street At Grant Park Atlanta Georgia Robert T. Floyd CABO # Page 1

2 Indoor Aircessments, LLC. * 380 Thornwood Drive, Atlanta, Georgia * Member IA LLC Robert T. Floyd CABO # Page 2

3 Indoor Aircessmen+s LLC 380 Thornwood Drive Atlanta, GA Office (evenings), Fax Mobile (all hours) Exterior: We Report, YOU Decide Correct the listed defects: 1. Roof: The roof of the rear extension has a loose shingle. 2. Fence: The purpose of the fence is to keep animals in and (sometimes) people out. This opening means the fence cannot perform the function intended. 3. Handrails: Front and rear porch / deck handrails lack have a graspable rail. 4. Trees: Around the house cut back limbs to provide 10 clearance; prevent house scuffing. 5. Trees: Remove the trees destroyed as depicted (2 trees at the a/c enclosure). 6. Trees: Trim limb broken off, middle rear back yard: provide wound dressing (no photo). 7. Gutter: As depicted, in places the gutter is not level, front lip to rear lip. This allows gutter overflow when the utter is full. 8. Gutter: The gutter lacks splash blocks. 9. Gutter: Sheetrock screws should not be exposed to the elements. 10. Plumbing: Sheetrock screws should not be exposed to the elements. 11. Paint and caulk: HVAC (heat and air): The gas line is deteriorating. 12. Paint and caulk: The depicted soffit vent termination has 30% blockage as depicted. 13. Paint and caulk: There is extensive peeling of paint on windows as depicted. 14. Paint and caulk: Seams are open to the elements as depicted. Paint and caulk: Seams are open to the elements as depicted. 15. Paint and caulk: All flashing is open as depicted to cold air, insects and moisture. 16. Paint and caulk: The front and rear thresholds are open to cold air, moisture and insects. Robert T. Floyd CABO # Page 3

4 17. Paint and caulk: The rear Kickout transition from the bottom cover to the foundation is open. 18. Paint and caulk (continued): The rear Kickout transition from the bottom cover to the trim board is open to cold air, rodents, insects (vermin) and moisture. 19. Paint and caulk: Foundation coating: The coating is loose in places and has peeled in places as depicted. This allows moisture and vermin to enter. 20. Foundation vents: The vent penetration is open in places. 21. Paint and caulk (continued): Seams are open to the elements as depicted. 22. Landscape: Beneath the pine straw there are rocks at the yard rear. 23. HVAC (heat and air): The a/c unit depicted is not level. This can reduce the bearing life of the fan and compressor. 24. Gutter: The gutters contain leaves and debris. 25. Debris: Crawlspace debris: Remove material from the crawlspace and yard. Discard spoiled material, store good material in accord with the purchaser s instructions. 26. Debris (continued): Remove material from the foyer closet. Discard spoiled material, store good material in accord with the purchaser s instructions (no photo). 27. Water at the foundation: The yard at and near the fence gate is saturated and muddy. There is a drainage problem. 28. Grade: Grade at the foundation: The grade at the foundation is required to slope away from the foundation. A minimum positive slope specified is a 6 drop within 10 of the foundation. Around the house the slope is negative; the slope holds / collects water at the foundation. 29. Grade (continued): Grade at the foundation: The grade at the foundation is required to slope away from the foundation. A minimum positive slope specified is a 6 drop within 10 of the foundation. With a positive slope the chances are good that there will NOT be hydrostatic pressure at the foundation. When there is hydrostatic pressure, block foundations can allow seepage as seen here resulting in water in the crawl space. Water fills the cells in the block; then the flow spills over the web, moving from block to block. Seepage wets the crawl space. Robert T. Floyd CABO # Page 4

5 Water at the foundation and footing can cause support column and foundation and footing settlement since wet earth is mud. 30. Grade: Solid water (as opposed to vapor and seepage) evaporates in the crawl space and framing is damp as a consequence. Wet framing can cause decay and mold. 31. Mold: The framing under the house has mold as depicted. 32. Mold (continued): The framing under the house has mold as depicted. 33. Electric: The depicted wiring lacks fastening to the substrate. 34. About water flow and the house foundation and footing: New, the home should be resting on a small hill. This hill grade caused water to move away from the footing and foundation providing the home a firm footing because there will be dry earth under the footing and little water wetting the footing. 90% of the water at the foundation is surface water from the roof, downspouts depositing bulk water in the foundation areas, plus water coursing through the yard. Water at the foundation or footing can cause deterioration and dampness in the home and crawlspace. Drainage: To recap, when constructed, the home was deliberately resting on a slight hill arranged by providing a positive grade or slope away from the home. See the appendix for more information. 35. Foundation straps: 100% of the foundation straps inspected lack fasteners; they are NOT nailed to the framing. 36. Insulation: The crawl space houses part of the thermal envelope of the house. Your contractors choose to insulate the lower floor of the house as depicted. However, only 1/3 of the space is insulated; the balance is open as depicted. The crawl space must be insulated. 37. Where insulated the fiberglass must go firmly against the floor above; not loose as shown. 38. Insulation: Pipes must be sealed to block cold. These are open as depicted. 39. Insulation: Attic: Thee attic has voids and compressed areas, this caused by construction foot traffic. Provide additional insulation; deliver a true R-30 blanket. Robert T. Floyd CABO # Page 5

6 40. Insulation: Attic: The attic has voids and compressed areas, this caused by construction foot traffic. Provide additional insulation; deliver a true R-30 blanket. 41. The insulation at the exterior ceiling all around is deficient. The insulation does not reach the specified depth. And where it does the airway has no baffle hence it is blocked. Insulation should not fall into the soffit. 42. HVAC: Attic: There are 2 heat pumps for home heat and air conditioning. A walkway is required for both; both are incomplete. 43. Attic water pipe: The pipe is open in places; provide complete insulation. 44. Attic expansion tank: The tank is a reservoir for water; provide protection from freeze action. 45. Attic ladder: Insulate the attic door; provide a complete thermal envelope. 46. Stair: The opening between newel post and first spindle exceeds the 4 sphere maximum. 47. Window hazard: 30% of the windows tested are difficult to open. The windows are designated as an emergency exit and they must be easy to operate for safety to be achieved. 48. Window hazard: The blinds can be an exit barrier. Most blinds have never been fitted and there is excessive material at the bottom as depicted. Interior: 49. Entry foyer: All exterior wall doors and windows must be sealed on four sides to block cold air, moisture and vermin. Most trim to sheetrock transitions are open, top and / or bottom. 50. Electrical: Exterior lighting: All exterior lights test inoperative (no photo). 51. Electrical: Front porch: There is a center porch fan connection; there is no fan (no photo). 52. Building: There is an opening at the door bottom, swing side, that will admit vermin and cold air. (No photo). 53. Flooring: Hardwood floor: The floor has a crown as depicted over the lower floor and partially, the upper floor. The photo is typical; there are several other photos in the library furnished. 54. Floor: Hardwood floor: Floor crowning. Robert T. Floyd CABO # Page 6

7 55. Floor: The hardwood floor has places that move down underfoot; you can actually push it down 1/8 with your fingers; you can see the floor move when walked on. 56. Floor: The hardwood floor has places that are loose from the substrate; the floor pops underfoot. At places (below) that depict someone standing, the floor pops underfoot. 57. Floor (continued): The hardwood floor has places that are loose from the substrate; the floor pops underfoot. At places (below) that depict someone standing, the floor pops underfoot. 58. Building: Front threshold: The threshold is open as depicted to vermin and cold air. 59. Plumbing: Toilet: The toilet lacks caulk from the toilet base to the floor. 60. Plumbing: Basin: The pedestal base to floor transition is open (no photo). 61. Floor (continued): The hardwood floor has places that are loose from the substrate; the floor pops underfoot. At places (below) that depict someone standing, the floor pops underfoot. 62. Stairs: The top step has a rise to the floor of 9. The step(s) below have a rise of 7 7/8 Bottom step to the floor is 6 ¾. The first step is 8. Both top step and bottom step variance exceed the 3/8 maximum allowance; hence the step assembly presents 2 trip hazards. 63. Kitchen: Stove: The anti-tilt device tests inoperative (no photo). 64. The basin to wall caulk is open around the bottom. 65. Plumbing: Kitchen: The faucet spray does not latch in as intended. 66. Plumbing: Kitchen: The dishwasher has a quick closing water valve. Quick closing valves must be protected with a shock absorber known as an anti hammer device. There is no anti hammer device visible under the sink (no photo). 67. Note to the purchaser: In the upstairs utility room laundry (top of the stairs) there is a valve cover. The pressure regulator for the house and the water on-off valve is there. On-off valve: Outside faucet valve: 68. Low Voltage The alarm system has no strain relief in the case penetrations. 69. Electric panel: The panel cabinet is contaminated with construction (sheetrock) dust. 70. Electric panel: The panel cover is deformed (bent). It does not now cover the breaker connections (no photo). Robert T. Floyd CABO # Page 7

8 71. Paint and caulk: When the windows are open this is a weather surface. Pain all open frames. 72. Electric: provide an identification tag for all GFI outlets in the kitchen and bath areas. 73. Kitchen: The grinder has construction debris inside (noisy). 74. Fireplace: Fireplace room: The fireplace tests inoperative (no photo). 75. Cylinder lock: The depth of the latch hole is shallow; the latch fails to lock (no photo). 76. Building: The right front bedroom door binds at the top. 77. Paint and caulk: J & J bath: The granite splash to sheetrock seam is open. The granite to mirror seam is open. 78. Plumbing: The tub stopper tests inoperative. 79. Building: The middle bedroom closet front-most door fails to latch upon closure. The door binds upon closure. 80. Master bedroom door binds at the top. 81. Master bath splash to sheetrock open. 82. Master bath: The splash to wall transition is open. 83. Ceramic: The shower head escutcheon does not cover the ceramic cutout. Exterior: 84. Siding: The siding plank to plank is open as depicted right side rear. Georgia Model Energy Code requirements Illustrated: 85. Note to the purchaser: There is a device attached to the water heater with a 1" lever and a metal tag indicating that it is a temperature and pressure relief valve. This is a water heater tank safety device. It will open at pre-set levels of pressure and temperature, controlling tank pressure. 86. The valve should be tested monthly. Open the valve, let water flow about 5 seconds and then let it "snap' closed; this will seat and seal the valve. 87. Note to the purchaser: Water heater: Note the safe settings. See the chart. HVAC: The upstairs heat pump tests deficient; no conditioned air delivered (no cooling). 88. HVAC: The upstairs heat pump tests deficient; no conditioned air delivered (no cooling). 89. HVAC: When the fan runs there is a disturbing harmonic vibration over the top floor, most noticeable in the middle bedroom, very annoying. 90. Front yard: Near the sewer cleanout the access point for water or??? has no cover. Demonstrate the use of this item; provide a cover (trip hazard). 91. Property lines: Identify for the owner the iron pin location. 92. Property plat or survey: Provide a plat or survey copy to the purchaser. Robert T. Floyd CABO # Page 8

9 End Friday, February 05, 2010 RT Floyd Robert T. Floyd CABO # Page 9

10 Robert T. Floyd Professional Qualifications Indoor Aircessments, LLC Principal, Senior Inspector, 10 years. The firm provides real estate services including Radon testing, mechanical and structural inspections, arbitration and expert witness testimony on builder homeowner disputes. Several hundred inspections have been performed on many building types ranging from commercial, to residential properties. Inspections follow the guidelines established by the American Society of Home Inspectors (ASHI), the Georgia Association of Home Inspectors (GAHI) and the National Society of Home Inspectors (NSHI). Fire Data Inc., President 5 years General contractor repairing commercial, industrial and residential insurance loses from fire, windstorm and water damage with repair values to $1,000,000. Also handled homeowner warranty claims at the time they were promoted by insurance companies. Collected data and provided the first in place cost data book we know of, for insurance repairs, provided the first computer organized and prepared estimates for insurance repairs. Restorations and Interiors, Estimator, 8 years Restoration and Interiors specialized in insurance catastrophe repairs, commercial and residential. Education: BA Emory University, 1959 Veteran: US Navy, Korean War veteran, Affiliations, and Certifications, (Past and Present): ASHI Member ID # * GAHI Member ID #99061 CABO Certified #297 * 1ICC Combination Residential Inspector R5 Certified Mold Oversight Specialist (RO-S) * SBCCI Member, #13865 Certified Microbial Remediation Specialist (MR-S) Indoor Environment Engineer IEE #261 Certified 2004 Insurance,License Sandy Springs Business License *.Underwood Agency Commercial General Liability $1,000,000 Policy Coverage 3/1/2008-3/1/ Call Senior Inspector Member Indoor Aircessments LLC Robert T. Floyd CABO # Page 10

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