1 BUILDING ANALYSIS REPORT July 25, 2014 John Doe 1234 Smith Road Atlanta, Georgia Agent: Ausker and Barbara Morris AT Morris Realty Group, Inc Johnson Ferry Road, Suite Marietta, Georgia 30062
2 Table of Contents Cover Page...1 Table of Contents...2 Intro Page Exterior - Grounds Exterior - Building Roofing Attic Structural Interiors Bathrooms Garage/Carport Kitchen Electrical Plumbing Heating Air Conditioning Recommendations After Moving In RecallChek Positive Items...23
3 Date: 3/11/2014 Report ID: Property: 1234 Smith Road Atlanta Georgia Client: John Doe Comment Key or Definitions Real Estate Professional: Ausker and Barbara Morris AT Morris Realty Group, Inc. The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property. Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear. Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting. Not Present (NP) = This item, component or unit is not in this home or building. Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.
4 1. Exterior - Grounds The inspector shall: inspect: attached or adjacent decks, balconies, stoops, steps, porches, vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building, adjacent or entryway walkways, patios, and driveways. 1.0 Grading/Drainage 1.1 Driveways 1.2 Sidewalks/Walkways 1.3 Landscaping/Vegetation 1.4 Retaining Walls 1.5 Decks 1.0 Water appears to stand under the deck steps. Ask the seller if the water ever enters the structure. 1.0 Item 1(Picture) 1.1 Part of the driveway has major settlement at the garage entrance. Most settlement will stop after ten years. If you are concerned with further movement, contact a professional engineer. Recommend filling in the large cracks in the concrete to prevent further erosion.
5 1.4 Front brick retaining wall has a small crack present. 1.4 Item 1(Picture) 1.5 (1) Deck support beam is missing support underneath the ends of the beam. The ends of each joist, beam or girder shall have not less than 1 1/2 inches of bearing on wood or metal and not less than 3 inches on masonry or concrete. 1.5 Item 1(Picture) 1.5 Item 2(Picture) 1.5 Item 3(Picture)
6 1.5 (2) Deck is not properly anchored to the structure. Decks should be bolted to the structure with 1/2 inch diameter bolts every 16 to 24 inches. Have a qualified contractor repair as needed. 1.5 Item 4(Picture) 1.5 (3) Could not inspect underneath the deck. 2. Exterior - Building The inspector shall inspect: exterior wall covering, flashing, trim. exterior doors, windows, balconies, eaves, soffits, and fascias where accessible from the ground level. Exterior Walls: Brick Vinyl Siding Styles & Materials 2.0 Exterior Walls 2.1 Front Porch/Steps 2.2 Doors (Exterior) 2.3 Windows 2.4 Trim, Eaves, Soffits and Fascias 2.5 Caulking & Painting
7 2.0 Some of the penetrations, thru the exterior siding, need sealing. All vents, wires, pipes, electrical boxes, etc., should be sealed to prevent water from entering the wall cavities. 2.0 Item 1(Picture) 2.5 Some of the exterior paint is peeling. Some of the wood has open joints. Have a qualified professional go around the exterior and caulk & paint as needed. 2.5 Item 1(Picture) 2.5 Item 2(Picture) 3. Roofing The inspector shall inspect: roofing material, roof drainage systems, flashing (if visible), skylights, chimneys and roof penetrations. Describe the roofing materials and method used to inspect the roofing. The inspector is not required to walk on roofs, inspect antennas, interior of flues or chimneys that are not readily accessible or other installed accessories. Styles & Materials Roof Covering: Architectural/Dimensional Shingles Rolled Roofing Viewed roof covering from: Ground - due to pitch or height.
8 3.0 Roof Coverings 3.1 Roof Flashing 3.2 Roof Penetrations 3.3 Gutters & Downspouts The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. 4. Attic The inspector shall inspect: Attic access, insulation, ventilation and installed equipment. The inspector is not required to access the entire attic or walk on any structural item that is covered with insulation or otherwise unsafe to the inspector. Styles & Materials Attic Access: Access Door(s) Insulation: Batts 4.0 Ventilation 4.1 Access 4.2 Insulation Viewed Attic: Attic Not Fully Accessible Insulation Average Thickness: 6 Inches (R-19) Ventilation: Continuous Ridge Vents Soffit Vents 4.3 Flooring 5. Structural The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. Describe the type of foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. Probe structural components where deterioration is visible; enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons. Styles & Materials Foundation: Concrete Block Roof Structure: Wood Rafters
9 5.0 Foundation Wall 5.1 Basement 5.2 Roof Framing 5.0 Basement front foundation wall has water stains and efflorescence (white powder) present. This is a sign that the wall has leaked in the past. The wall had 18% moisture present. 5.0 Item 1(Picture) 5.0 Item 2(Picture) 5.1 (1) Basement has two loose support post. Recommend further evaluation and repair as needed by a qualified professional. 5.1 Item 1(Picture) 5.1 Item 2(Picture)
10 5.1 (2) Unfinished basement has plastic down on the floor. This probable because of the moisture coming through the front foundation wall. 5.1 Item 3(Picture) 6. Interiors The home inspector shall observe: walls, ceiling, and floors; steps, stairways, balconies and railings. The home inspector shall: operate a representative number of windows and interior doors; and report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors, carpeting, draperies, blinds, or other window treatments. Styles & Materials Ceilings: Drywall/Gypsum Board Wood Window Types: Awning Thermal/Insulated Wall Material: Drywall/Gypsum Board Wood Window Material: Wood Floor Covering(s): Carpet Tile 6.0 Floors 6.1 Walls 6.2 Ceilings 6.3 Steps, Stairways, Balconies and Railings 6.4 Fireplace 6.5 Insulation 6.6 Doors (representative number) 6.7 Windows (representative number)
11 6.0 Master closet hallway floor has a change in level which is a potential trip hazard. 6.0 Item 1(Picture) 6.3 Bedroom stairs are missing a handrail at the bottom of the stairs and basement stairs are missing a handrail at the top. A handrail is needed the full length of all stairs. Someone needing a handrail would find it difficult to use the stairs. 6.3 Item 1(Picture) 6.3 Item 2(Picture) 6.4 (1) Fireplace damper is rusted and only a small portion remains. This will prevent closing the damper to restrict heat from being drawn up the chimney Item 1(Picture)
12 6.4 (2) Fireplace floor has major cracks present. Recommend further evaluation and repair as needed by a professional chimney sweep. 6.4 Item 2(Picture) 6.4 Item 3(Picture) 6.5 Basement has exposed insulation vapor barrier. The label on the paper vapor barrier states the vapor barrier is combustible and do not leave it exposed. Recommend removing the paper vapor barrier. 6.5 Item 1(Picture) 6.5 Item 2(Picture) 7. Bathrooms 7.0 Fixtures 7.1 Ventilation 7.2 Ceramic Tile
13 7.0 Master bath jetted tub pump is missing a ground wire connected to the housing at the clamp the manufacturer provided. Repair is needed by a licensed electrician. 7.0 Item 1(Picture) 8. Garage/Carport 8.0 Garage 8.1 Garage Overhead Doors 8.2 Garage Door Operators 8.3 Garage Floor 8.4 Occupant Door (from garage to inside of home) 8.0 Seller's belongings prevented full access to the garage. 9. Kitchen The home inspector shall observe and operate the basic functions of the following kitchen appliances: permanently installed dishwasher, range, cook top, permanently installed oven, trash compactor, garbage disposal, ventilation equipment or range hood and permanently installed microwave oven. The home inspector is not required to observe: clocks, timers, self-cleaning oven function, thermostats for calibration or automatic operation, non built-in appliances, refrigerators or freezers. The home inspector is not required to operate: appliances in use or any appliance that is shut down or otherwise inoperable. Countertops: Laminated Plastic Tile Styles & Materials
14 9.0 Cabinets 9.1 Countertops 9.2 Appliances 9.3 Sinks 9.2 Dishwasher is loose and needs securing to underside of countertop. 9.2 Item 1(Picture) 10. Electrical The home inspector shall observe: service entrance conductors; service equipment, grounding equipment, main over current device, and main and distribution panels; amperage and voltage ratings of the service; branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; the operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; the polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; the operation of ground fault circuit interrupters; arc fault circuit interrupters; and smoke detectors, if accessible from the floor, except when detectors are part of a central system. The home inspector shall describe: service amperage; service entry conductor materials; service type as being overhead or underground; and location of main and distribution panels. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault and arc fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or observe: low voltage systems; security system devices, heat detectors, or carbon monoxide detectors; telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or built-in vacuum equipment. Styles & Materials Electrical Service Conductors: Overhead service Branch wire 15 and 20 AMP: Copper Panel capacity: 200 AMP/240 Volt Wiring Methods: Non-metallic cable (Romex) Panel Type: Circuit breakers GFCI Locations: Basement bath Garage Kitchen Master bath
15 10.0 Main Service & Disconnect 10.1 Location of Electrical Panel(s) 10.2 Receptacles 10.3 Panel Boxes 10.4 Wiring 10.5 Lighting 10.6 Smoke Detectors/Carbon Monoxide Detectors 10.7 GFCI 10.2 Some of the electrical receptacles have been replaced with grounded receptacles that are missing grounds. This is not allowed. Either ground the receptacles, replace with ungrounded receptacles or install GFCI receptacles. Have a licensed electrician inspect all electrical receptacles and repair as needed Item 1(Picture) 10.3 Electrical panel box is grounded to a copper water pipe that does not extend into the ground due to the plastic service pipe. Recommend further evaluation and repair as needed by a licensed electrician Item 1(Picture) 10.3 Item 2(Picture)
16 10.4 Basement has an open electrical junction box. Needs a cover plate to prevent the possibility of sparks from starting a fire Item 1(Picture) 10.6 (1) Master bedroom smoke detector does not work. Replace the battery or replace the unit if it is defective. Also, replace all smoke detectors every ten years Item 1(Picture) 10.6 (2) Smoke detectors should be tested upon moving in to home and then every year. Replace any detector over ten years old (1) Exterior electrical receptacle is not GFCI protected Item 1(Picture)
17 10.7 (2) Kitchen sink counter has an electrical receptacle that not ground fault circuit interrupter protected. When the kitchen was remodeled, all receptacles along the countertops were required to be upgraded. The receptacle is tagged with a red dot Item 2(Picture) The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator or sofa, for example) was not inspected or accessible. 11. Plumbing The home inspector shall observe: interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; fuel distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and sump pumps. Describe: water supply and distribution piping materials; drain, waste, and vent piping materials; water heating equipment; and location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: state the effectiveness of anti-siphon devices; determine whether water supply and waste disposal systems are public or private; operate automatic safety controls; operate any valve except water closet flush valves, fixture faucets, and hose faucets; observe water conditioning systems; fire and lawn sprinkler systems; on-site water supply quantity and quality; on-site waste disposal systems; foundation irrigation systems; spas, except as to functional flow and functional drainage; swimming pools; solar water heating equipment; or observe the system for proper sizing, design, or use of proper materials. Styles & Materials Water Source: Public Water Main Shut-off Location: Basement ceiling. Water Heater Power Source: Gas Gas Main Shut-off Location: Exterior Gas Meter Water Supply Pipe: Polybutylene Plumbing Waste: PVC Water Heater Capacity: 40 Gallon Water Distribution Piping: Copper Waste Disposal: Septic Tank Water Heater Location: Basement
18 11.0 Drainage System 11.1 Fixtures 11.2 Laundry Room/Closet 11.3 Water Supply System 11.4 Water Piping 11.5 Water Heaters 11.0 (1) Berkeley Lake requires septic tanks to be pumped out ever 5 years. Seller stated it was pumped last year (2) Basement bath vanity sink drain has an unapproved air admittance valve in the plumbing drain piping. The black valve is used to vent the plumbing drain and is not approved by the building codes. The valve has been known to leak sewer gases. The valve should be replaced with an approved valve. Repair is needed by a licensed plumber Item 1(Picture) 11.3 Main water supply pipe appears to be "Polybutylene". Some of the pipes installed have been know to be defective and break. The pipe is over 10 years old and is no longer covered by the Class Action Lawsuit Item 1(Picture) 11.3 Item 2(Picture)
19 11.5 Water heater vent pipe is touching a heat shield which is touching vinyl duct insulation in the basement. This is a potential fire hazard. Heat shields should not touch the vent pipes because they will directly transfer the heat. There should be a minimum of a 1/4 inch space between the double wall vent pipe and the heat shield. Recommend further evaluation and repair as needed by a qualified professional. The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. 12. Heating The home inspector shall observe permanently installed cooling systems including: normal operating controls; automatic safety controls. The home inspector shall operate the systems using normal operating controls when the outdoor temperature is above 65 degrees. The inspector is not required to determine the uniformity or adequacy of cooling to the various rooms. Styles & Materials Heat Type: Forced Air Furnace Filter Type: Disposable Energy Source: Gas Ductwork: Rigid Metal 12.0 Heating Equipment 12.1 Normal Operating Controls 12.2 Automatic Safety Controls 12.3 Distribution System 12.4 Venting 12.0 (1) Furnaces over fifteen years old have a greater chance of having a problem in the burn chamber. When the burn chamber eventually rust out, which it will, carbon monoxide will leak into the supply air and be distributed throughout the house. Have the attic furnace heat exchanger inspected by a licensed heating and air conditioning contractor before closing and then every year until the unit is replaced Item 1(Picture)
20 12.0 (2) Attic furnace flexible gas pipe penetrates the furnace cabinet. Only rigid pipe is allowed through the cabinet. If the furnace begins to vibrate, it could cut a hole in the pipe. Repair is needed by a qualified professional Item 2(Picture) 12.0 Item 3(Picture) 12.3 Basement furnace has a section of duct insulation that has fallen down (1) Attic furnace vent pipe is touching a vinyl duct. This is a potential fire hazard. A minimum of 1 inch clearance is required between the pipe and any combustible material. Pull the vinyl duct away from the pipe and anchor Item 1(Picture)
21 12.4 (2) Basement furnace and water heater vent pipes are level which could allow carbon monoxide to enter the structure. All vent pipes must have a 1/4 inch per foot rise for proper draw. Repair is needed by a licensed professional Item 2(Picture) 12.4 (3) Basement furnace vent pipe is touching a heat shield which is touching a vinyl duct cover. This is a potential fire hazard. Heat shields should not touch the vent pipes because they will directly transfer the heat. There should be a minimum of a 1/4 inch space between the double wall vent pipe and the heat shield. Recommend further evaluation and repair as needed by a qualified professional Item 3(Picture) 12.4 Item 4(Picture) 13. Air Conditioning The home inspector shall observe permanently installed cooling systems including: normal operating controls; automatic safety controls. The home inspector shall operate the systems using normal operating controls when the outdoor temperature is above 65 degrees. The inspector is not required to determine the uniformity or adequacy of cooling to the various rooms. Styles & Materials Energy Source: Electric Cooling Equipment Type: Central Air Conditioning 13.0 Cooling Equipment 13.1 Normal Operating Controls
22 13.0 (1) Tempstar air conditioner condenser has coil damage which reduces the efficiency of the unit. Also, the unit is 19 years old and the average life is 15 years Item 1(Picture) 13.0 (2) Air conditioning system was not tested for proper operation due to the outside air temperature being below 60 degrees. Damage can occur if you run the compressors below 60 degrees. Recommend purchasing a home warranty. 14. Recommendations After Moving In 14.0 Recommendations After Moving In 14.0 (1) Recommend adding a carbon monoxide detector. The Consumer Product Safety Commission recommends the use of at least one carbon monoxide detector per household located outside the sleeping area on each floor (2) Recommend adding a fire extinguisher on each level of the house, one in the kitchen and one in the garage (3) Recommend draining all exterior hose bibbs (water faucets) in the winter to prevent the pipes from freezing and breaking. Caution: The brass backflow preventers, that are screwed onto the ends of the hose bibbs, must be removed or pressed in order to drain the water out of the piping (4) Recommend purchasing a chain or rope ladder to be used for an emergency exit through one of the upstairs bedroom windows just in case a fire blocks the bottom of the stairs (5) Recommend replacing all smoke detector batteries once a year. Replace smoke detectors every ten years.
23 14.0 (6) Recommend replacing washing machine water hoses every five years. The rubber hoses that connect the washer to the water supply can break and flood your home (7) Recommend testing all ground fault circuit interrupters once a year (8) Recommend testing water heater temperature and pressure relief valves once a year. Drain the water out of the piping after testing the valve. 15. RecallChek Styles & Materials Dishwasher: KITCHENAID Model # : KUD1230BWHO Range/Cooktop: JENN AIR Model # : CVG2420W Water Heater: GENERAL ELECTRIC Model # : PG40S9B Air Conditioning: TEMPSTAR 2 Ton 1995 Model # : ACS024A2B1 Garbage Disposer: IN SINK ERATOR Model # : 5-84 Garage Overhead Door: GENIE Model # : N/A Heating System: TEMPSTAR 50,000 Btuh 1994 Model # : NUG5050BFB2 Air Conditioning: COMFORTMAKER 2 1/2 Ton 2011 Model # : N4A330AKC200 Oven: GENERAL ELECTRIC Model # : J KP14W0T1WW Dryer: WHIRLPOOL Model # : LE5795XPNO Heating System: COMFORTMAKER 88,000 Btuh 2011 Model # : N8MSN B Recall Check 15.0 We will run all of your appliance model numbers through a national database to see if any appliance has been recalled. You will receive an stating the results of the check. 16. Positive Items 16.0 Positive Items
24 16.0 (1) Lake lot (2) Upgraded dimensional/architectural roof shingles (3) Ridge vents are present which are the best type of attic ventilation (4) Gutter guards are present (5) Exterior has brick and vinyl siding which is maintenance free. Only occasional cleaning will be needed for the vinyl (6) Deck railing is tempered safety glass which does not obstruct your view (7) Master bedroom has a private deck (8) Master bedroom has a vaulted ceiling (9) Master bath has a jetted tub (10) Ceiling fans for energy conservation (11) Insulated double pane windows (12) Masonry fireplace (13) Kitchen has a garbage disposal (14) Vented kitchen exhaust fan (15) Garage overhead door operator (16) Finished basement with bath.