Pre-Drywall Inspection Report

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1 SM MEDALLION INSPECTIONS helping people make informed decisions Pre-Drywall Inspection Report 5657 Garden Valley Place Milton, Georgia Prepared for Betsy and Paul Dougherty January12, 2015 Medallion Services Group LLC

2 SM MEDALLION INSPECTIONS helping people make informed decisions January12, 2015 Betsy and Paul Dougherty 101 Maple Street Atlanta, Georgia Subject: Pre-Drywall Inspection Summary 5657 Garden Valley Place Milton, Georgia Dear Betsy and Paul: At your request, we performed a visual inspection of the construction of your new home on January12, We have summarized the highlights of our findings into the categories listed below. However, please refer to the full report for normal maintenance items, and more detail and photographs of the items of concern. Building Code Issues Conditions listed in this section do not meet the Georgia Building Code in effect when the house permit was issued. Floor and Wall Framing: 1. There are several locations throughout the garage and basement where the outside wall sole plate is not properly secured to the foundation using foundation straps or bolts as required by 2007 Georgia Building Code 2006 IRC section R Each section of sole plate on the perimeter walls must be secured using bolts embedded in the foundation, or straps that are embedded in concrete. They must be secured with 12 inches of the end of each section of wood used. There are numerous locations where the plates are not secured within 12 inches of the ends as required. The locations include the left side of the garage, the right basement side wall, and both sides of the back wall at the intersection of the wall where it turns from running parallel with the back of the house and makes a 90 degree turn towards the back. Also, on both sides of the basement double door, and on the left side of the basement near the beam in the middle of the house. Recommend an experienced framing carpenter inspect and install the missing foundation anchorage as required. 2. The load path does not transmit to the slab in the basement under one set of supports in the stairwell to the basement. Load paths must be maintained all the way to the foundation or slab. In this location it appears that the framers missed the path. Recommend adding the required necessary jack studs. Reference 2007 Georgia Building Code 2006 IRC section R Medallion Services Group LLC

3 Smoke Detectors: 3. The smoke detector in the master bedroom is located in the direct path of an HVAC supply vent located at the back wall corner, and the return vent located near the front wall of the bedroom. This will result in the smoke detector being either less effective or ineffective when needed Georgia Building Code NFPA 72 Article (6) specifically states that smoke detectors cannot be located in this direct path. Recommend moving the smoke detector so that it is in an approved location, and not within the direct path of an HVAC supply and return. They also must be within 12 inches of the highest point in the room, and cannot be closer than 36 inches horizontally from the opening to a bathroom with a tub or shower, and no closer than 36 inches horizontally from the travel of the tips of any ceiling fans. Roof Covering: 4. The sidewall flashing is missing between the left rear corner of the garage roof and house siding. Recommend the roofer install the flashing Georgia Building Code 2006 IRC R Exterior Wall Surface: 5. The wall sheathing is exposed where the house vapor barrier is exposed on the right rear corner of the master bedroom sitting room wall. Recommend the contractor properly repair the vapor barrier before siding is installed Georgia Building Code 2006 IRC R The gable return roof framing is exposed between the brick and trim on the left front garage roof gable return. Recommend having the framing properly protected Georgia Building Code 2006 IRC R The weep holes are missing on the front entrance brick above the flashing for the arch. Recommend the mason install the needed weep holes Georgia Building Code 2006 IRC R Immediate Repairs Recommended Conditions listed in this section are items are not installed correctly but are not code items. Roof Framing: 1. There are large gaps between the fascia and roof decking across the base of the front roof between the master closet gable and the upstairs front center bedroom roof. Animals will be able to enter the attic in this area. Recommend installing flashing or trim to seal the opening. 2. The roof decking is exposed at the base of the valley between the sitting room roof and rear roof. Recommend having flashing or trim installed to protect decking. Ductwork and Vents: 3. The vent serving the master bath shower fan is disconnected. Recommend reattach and secure the vent line to the fan. 4. The laundry vent and vent connector are offset in the laundry room wall. Recommend moving the laundry vent connector. Coolant Lines: 5. The insulation is torn on several sections of the coolant suction return lines in the attic. This is generally when pulling the line set up through the wall during installation. If the insulation is not repaired, condensation will form on the exposed copper coolant line during A/C operation, Medallion Services Group LLC

4 and will drip onto the ceiling below. Recommend HVAC technician inspect and repair the insulation on the coolant return line in the attic. Roof Covering: 6. The front left main hip roof has an exposed nail at the ridge. The front gable return roofs have not been sealed between the shingles and fascia and soffits. Recommend the roofer seal the exposed nail and gable return connections with roofing cement. Foundation: 7. The left living room foundation wall has an opening at the base that is exposing soil from missing vapor barrier and slab. Recommend having the vapor barrier and concrete installed at slab and wall.. 8. The left foundation drain discharge piping is damaged. Recommend repair or replacement of piping. Thank you for choosing us for your pre-drywall inspection. If you have any questions after reviewing the report, please call us. Very truly yours, MEDALLION INSPECTIONS Joe Bettez ICC Residential Building Inspector Certified ASHI Inspector Jim Radcliffe ICC Residential Combination Inspector Certified ASHI Inspector MI:jgr Dougherty file Medallion Services Group LLC

5 Page 5 Property Address: 5657 Garden Valley Place, Milton, Georgia Report Index INFORMATION FRAMING ELECTRICAL SYSTEMS PLUMBING SYSTEM HEATING, VENTILATION & AIR CONDITIONING FIREPLACES ROOF COVERING & ATTIC VENTILATION EXTERIOR WALL, WINDOWS AND DOORS FOUNDATION AND SLAB Orientation The orientation of LEFT or RIGHT in this report is from the street facing the house. Report Text Color Legend Black text is used to identify normal conditions. Burgundy text is used to report conditions that do not meet Georgia Building Codes. Red text is used to report conditions that we recommend be corrected immediately. Blue text is used to report conditions that we consider to be normal maintenance. Green text is used to report items we recommend be upgraded or monitored for changes the future.

6 Page 6 INFORMATION Client Client First Name: Betsy and Paul. Client Last Name: Dougherty. Current Street Address: 101 Maple Street. Current City/State/Zip: Atlanta, Georgia Property to be Inspected Property Street Address: 5657 Garden Valley Place. Lot Number: 101. Property City/State/Zip: Milton, Georgia Property Subdivision Name: Peachtree Pearl Ridge. Purchase Price: $300,000. Builder: Bob Weiland Homes. Phase One Inspection Details Inspection Date: January12, Time: 9:00 AM. Type of Inspection Pre-Drywall. People Present During Inspection: No one. Climatic Conditions Weather: Overcast. Temperature: 60's. Last Measurable Rain: Overnight. Soil Conditions: Damp. Building Characteristics Building Type: Single family home.

7 Page 7 Stories: 2 Number of Bedrooms Five. Number of Full Baths Four. Space Below Grade: Basement. FRAMING Floor and Wall Framing: Floor/Ceiling Structure Condition: OK. Well done. Anchoring Walls to the Foundation: There are several locations throughout the garage and basement where the outside wall sole plate is not properly secured to the foundation using foundation straps or bolts as required by 2007 Georgia Building Code 2006 IRC section R Each section of sole plate on the perimeter walls must be secured using bolts embedded in the foundation, or straps that are embedded in concrete. They must be secured with 12 inches of the end of each section of wood used. There are numerous locations where the plates are not secured within 12 inches of the ends as required. The locations include the left side of the garage, the right basement side wall, and both sides of the back wall at the intersection of the wall where it turns from running parallel with the back of the house and makes a 90 degree turn towards the back. Also, on both sides of the basement double door, and on the left side of the basement near the beam in the middle of the house. Recommend an experienced framing carpenter inspect and install the missing foundation anchorage as required.

8 Page 8

9 Page 9 Jack Framing Support The load path does not transmit to the slab in the basement under one set of supports in the stairwell to the basement. Load paths must be maintained all the way to the foundation or slab. In this location it appears that the framers missed the path. Recommend adding the required necessary jack studs. Reference 2007 Georgia Building Code 2006 IRC section R Wall Framing OK. Loose Framing: None. Sheathing Condition OK. Firestops OK. Roof Framing: Roof Bracing Ok. Roof Framing: Ok.

10 Page 10 Roof Decking: There are large gaps between the fascia and roof decking across the base of the front roof between the master closet gable and the upstairs front center bedroom roof. Animals will be able to enter the attic in this area. Recommend installing flashing or trim to seal the opening. Roof Decking Sheathing: The roof decking is exposed at the base of the valley between the sitting room roof and rear roof. Recommend having flashing or trim installed to protect decking. Deck, Porch, or Balcony: Framing of Deck/Porch: Ok. Flashing Deck to Exterior Wall: Ok. ELECTRICAL SYSTEMS

11 Page 11 Primary Power Source: Service Voltage: The incoming electrical service to this structure is 120/240 volts. Service/Entrance/Meter: Underground service to the structure is desirable for safety and appearance. Contact the power company to mark the location of the underground cable before digging. Main Service Panel: Main Power Distribution Panel Location: Basement. Main Power Panel Size: expect 200 amps. Service Cable to Panel Type: Aluminum. Grounding Protection: Main Service Ground Verified: Rebar encased in concrete on the left side of the foundation. The grounding conductor is present but has not been attached to the main ground yet. Smoke Detectors: Placement: The smoke detector in the master bedroom is located in the direct path of an HVAC supply vent located at the back wall corner, and the return vent located near the front wall of the bedroom. This will result in the smoke detector being either less effective or ineffective when needed Georgia Building Code NFPA 72 Article (6) specifically states that smoke detectors cannot be located in this direct path. Recommend moving the smoke detector so that it is in an approved location, and not within the direct path of an HVAC supply and return. They also must be within 12 inches of the highest point in the room, and cannot be closer than 36 inches horizontally from the opening to a bathroom with a tub or shower, and no closer than 36 inches horizontally from the travel of the tips of any ceiling fans.

12 Page 12 PLUMBING SYSTEM Plumbing: Main Water Line Cutoff Location: Basement level wall. Interior Supply Piping Material: CPVC. Waste Line Materials: The predominant waste line material is plastic. Waste Piping Condition: The visible plumbing waste piping appears functional. Water Heater: Water Heater Location: Basement. Fuel Source for Water Heater: The water heater will be gas fired. HEATING, VENTILATION & AIR CONDITIONING Ductwork and Vents: Type of Ducts flexible ducts. Condition of Ducts OK.

13 Page 13 Bathroom Vents The vent serving the master bath shower fan is disconnected. Recommend reattach and secure the vent line to the fan. HVAC Vent Stack not present - house has heat pumps installed. Strap Protection OK.

14 Page 14 Laundry Vent The laundry vent and vent connector are offset in the laundry room wall. Recommend moving the laundry vent connector. Coolant Lines: Line Condition: The insulation is torn on several sections of the coolant suction return lines in the attic. This is generally when pulling the line set up through the wall during installation. If the insulation is not repaired, condensation will form on the exposed copper coolant line during A/C operation, and will drip onto the ceiling below. Recommend HVAC technician inspect and repair the insulation on the coolant return line in the attic. FIREPLACES FIREPLACE #1 Location: Family room. Type: Prefabricated metal gas only direct vent. Flue: Metal. Condition: The fireplace appears to be installed correctly. FIREPLACE #2 Location: Outside deck. Type: Prefabricated metal ventless gas only. Condition: The fireplace appears to be installed correctly.

15 Page 15 ROOF COVERING & ATTIC VENTILATION Roof Covering: Roof Condition: The front left main hip roof has an exposed nail at the ridge. The front gable return roofs have not been sealed between the shingles and fascia and soffits. Recommend the roofer seal the exposed nail and gable return connections with roofing cement. Flashing: The sidewall flashing is missing between the left rear corner of the garage roof and house siding. Recommend the roofer install the flashing Georgia Building Code 2006 IRC R Roof Gutter System: Not installed yet. Attic Ventilation: Ventilation: Ok. EXTERIOR WALL, WINDOWS AND DOORS Exterior Wall Surface:

16 Page 16 Siding Condition: The wall sheathing is exposed where the house vapor barrier is exposed on the right rear corner of the master bedroom sitting room wall. Recommend the contractor properly repair the vapor barrier before siding is installed Georgia Building Code 2006 IRC R Corner Boards: Ok.

17 Page 17 Trim: The gable return roof framing is exposed between the brick and trim on the left front garage roof gable return. Recommend having the framing properly protected Georgia Building Code 2006 IRC R Brick Veneer Conditions: The weep holes are missing on the front entrance brick above the flashing for the arch. Recommend the mason install the needed weep holes Georgia Building Code 2006 IRC R

18 Page 18 Windows: Windows Installation: OK. Exterior Doors: OK. Door Installation: FOUNDATION AND SLAB Foundation: Type of Foundation: Poured in place concrete, 8" or more thick. Visible Foundation Wall Cracks The left living room foundation wall has an opening at the base that is exposing soil from missing vapor barrier and slab. Recommend having the vapor barrier and concrete installed at slab and wall.. Perimeter Foundation Drainage Surface: The drainage around the perimeter of the foundation appears to have adequate ground slope to remove run-off water from the immediate area.

19 Page 19 Footer Drain Tile The left foundation drain discharge piping is damaged. Recommend repair or replacement of piping. Soil Conditions Wet. Slab Condition Ok. Parge Coat Ok. Slab:

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