A Limited Liability Company 3557 Evans Rd., Atlanta, Georgia 30340 ted_greystone@bellsouth.net! www.greystoneinspections.com A Home Inspection Report For the Exclusive Use of: Home Buyers For the Property Located at:. Atlanta, GA 30308 Inspected By: Ted Rodgers Certified Residential Home Inspector #5212980-R5
February 15, 2007 Home Buyers Atlanta, GA 30309 Re:. Atlanta, GA 30308 Dear Home Buyers, At your request, and in your presence, a visual inspection of the above referenced property was conducted on February 15th, 2007. This inspection report reflects the visual conditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included in this report. No warranty is either expressed or implied. This report is not an insurance policy, nor a warranty service. An earnest effort was made on your behalf to discover all visible defects, however, in the event of an oversight, maximum liability must be limited to the fee paid. The following is an opinion report, expressed as a result of the inspection. Please take time to review limitations contained in the inspection agreement. Thank you for selecting our firm to do your pre-purchase home inspection. If you have any questions regarding the inspection report or the home, please feel free to call. Sincerely, GREYSTONE Home Inspections Ted Rodgers Home Inspector ** Please note: All directional notes given in this report are given as if you are facing the house from the street. **
Report Contents MAIN REPORT INSPECTION CONDITIONS 2 GROUNDS 5 EXTERIOR COMPONENTS 7 ROOFING, GUTTERS AND OTHER ROOF COMPONENTS 10 BASEMENT - FOUNDATION 16 CRAWL SPACE - FOUNDATION 18 PLUMBING 19 HEATING - AIR CONDITIONING 21 ELECTRICAL SYSTEM 26 KITCHEN - APPLIANCES - LAUNDRY 28 INTERIOR 31 BATHROOMS 34 SUMMARY PAGES
INSPECTION REPORT INSPECTION CONDITIONS CLIENT & SITE INFORMATION: CLIENT NAME: Home Buyers Home Buyers For the property located at:. Atlanta, GA 30308 February 15th, 2007 Inspected by: Ted Rodgers Greystone Home Inspections, LLC Certification # 5212980-R5 INSPECTION SITE:. INSPECTION SITE CITY/STATE/ZIP: Atlanta, GA 30308 INSPECTION DATE: February 15th, 2007 INSPECTION TIME: The start time of the inspection was 9:00am. CLIMATIC CONDITIONS: WEATHER: At the time of the inspection the weather was mostly clear. SOIL CONDITIONS: APPROXIMATE OUTSIDE TEMPERATURE: At the time of the inspection the soil was dry. The outside air temperature was in the 30's. Page 2
BUILDING CHARACTERISTICS: MAIN ENTRY FACES: The main entry faces east. INSPECTION REPORT STRUCTURE ORIENTATION: ESTIMATED AGE OF STRUCTURE: BUILDING TYPE: STORIES: BEDROOMS & BATHS: SPACE BELOW GRADE: TYPE OF INSPECTION: The main entry faces the street. The estimated age of the house is 80-90 years. The house is a one family conventional style. The house has one story. The house has 2 bedrooms and 1 1/2 baths. The house has a partial basement with an adjoining crawl space. This is a full, detailed inspection. UTILITY SERVICES: WATER SOURCE: The water source is municipal or public. SEWAGE DISPOSAL: UTILITIES STATUS: The sewage is discharged into a public sewage system. All utilities were on. OTHER INFORMATION: AREA: The house is located in a city or urban area. HOUSE OCCUPIED? HOUSE STATUS: CLIENT PRESENT: The house was not occupied at the time of the inspection. The house was empty at the time of the inspection The client was present at the time of the inspection. Page 3
INSPECTION REPORT PAYMENT INFORMATION: TOTAL FEE: The total inspection fee was worth every penny. REPORT LIMITATIONS and INSPECTOR CERTIFICATION This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report. Systems and conditions which are not within the scope of the building inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and do not represent an inspection. We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement with trades people or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct. The inspection of this property was conducted and this inspection report was completed in substantial compliance with the Standards of Practice of both the American Society of Home Inspectors and the Georgia Association of Home Inspectors. Signed Date: Ted Rodgers International Code Council (ICC) Residential Combination Inspector: #5212980-R5 ** Please note: All directional notes given in this report are given as if you are facing the house from the street. ** Page 4
INSPECTION REPORT GROUNDS This inspection is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas around the exterior of the exposed areas of foundation or exterior walls. This inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition of any underground piping, including municipal water and sewer service piping or septic systems. Decks and porches are often built close to the ground, where no viewing or access is possible. These areas as well as others too low to enter, or in some other manner not accessible, are excluded from the inspection and are not addressed in the report. We routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs. DRIVEWAY: MATERIALS: The driveway is concrete. SIDEWALKS: MATERIALS: LANDSCAPING: GROUND COVER: TREE CONDITIONS: GRADING: SITE: DECKS: TYPE: The driveway appears in satisfactory condition. The sidewalk is concrete. The sidewalk appears in satisfactory condition. The landscaping appears well maintained. The ground cover is primarily a combination of grass and weeds. The trees appear to be healthy and in good condition. The site is gently sloped. The grade at the foundation appears generally satisfactory. The house has a pressure treated wood deck. Page 5
INSPECTION REPORT Poor Attachment Bolt Placement The deck appears in satisfactory condition. It is important that it be maintained with regular waterproofing or staining to preserve its condition and appearance. The following problems or deficiencies were noted with the deck. The deck is not properly secured to the structure with an adequate number of lag or carriage bolts. In addition, the bolts that are installed are installed near the top of the ledger - making a very weak connection. Recommend adding a support post to the left side at the house. There is a post on the right side. COVERED PORCH OR PATIO: TYPE: The front porch is covered but of open design. ROOF AND The porch roof is the same as the house structure. CONDITION OF PORCH: EXTERIOR STAIRS/STOOPS: LOCATION: These are the front entry steps. The porch or patio appears in satisfactory condition. The surface is sagging but appears to be from prior settlement. The front steps/stoop appear in satisfactory condition. FENCES & GATES: TYPE: The house has a wooden fence. The fencing appears in generally serviceable condition. Page 6
INSPECTION REPORT EXTERIOR COMPONENTS Areas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. EXTERIOR WALLS: MATERIAL: The house has brick veneer as a principle cladding material or trim on all four surfaces. SIDING VIEWED FROM: The siding was at ground level and was viewed from the ground. The exterior cladding materials appear in generally satisfactory condition given their apparent age. OTHER OBSERVATIONS: TRIM: MATERIAL: Opening in Brick Wall There are openings around penetrations such as HVAC lines or electrical lines large enough for rodent entry. Recommend sealing all penetration openings. The house has wood trim. Water Damaged Sills & Interior The following problems or deficiencies were noted. Some of the window frames appear to have moisture damage at the sills. The windows sills at the left center bedroom are water damaged and are now sloped toward the window. This directs water toward the wall. Also noted indications of water damage to the interior window frames Page 7
INSPECTION REPORT and center mullion. Recommend repair as needed. Some trim may need to be replaced. OTHER OBSERVATIONS: PAINT CONDITION Trim Pulling Free - Water Damage? Noted a piece of trim at the front that appears to have pulled free. Water may be getting behind this trim and causing damage. Recommend repair as needed. Paint is Deteriorated at Exterior The painted portion of the house appears worn, thin or deteriorated. The paint is cracked and peeling in many areas. Recommend repainting. WINDOWS EXTERIOR STYLE: The style of the windows is double hung. SCREENS: Screens or storm windows were not installed on the windows. Page 8
INSPECTION REPORT EXTERIOR DOORS: FRONT ENTRY DOOR: Exterior of front door appears satisfactory. REAR DOOR: EXTERIOR LIGHTING: The exterior of the rear entry door appears satisfactory. The front entry lighting is satisfactory. The exterior back door lighting is satisfactory. Page 9
INSPECTION REPORT ROOFING, GUTTERS AND OTHER ROOF COMPONENTS The following is an opinion of the general quality and condition of the roofing structure and system. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged heavy rainfall. Many times evidence of leaking is either not present or not visible during the inspection. ATTIC COMPONENTS: TYPE: The house has a full attic. ACCESS: Por Attic Access The attic access is too small or poorly placed to provide easy access to the attic. VISIBILITY: The attic was walked and was generally visible for inspection. CONSTRUCTION: The attic is conventionally framed, but with 2 X 4 ( standard today is 2x6) rafters on 16 inch centers. Rafters are nominally sized (larger than todays lumber). DECKING: The roof decking is built with individual plank decking. Some repairs have been made on the left and right side with plywood. Sagging Roof Sections / Sagging Sheathing The following problems were noted with the attic structure. The rafters are NOT supported with 2 X 4 braces or purlin walls and as a consequence, they are sagging. Recommend adding purlin supports to help support roof rafters at mid span. The plywood sheathing on the left side repair is thin. Some sections of the plywood sheathing Page 10
INSPECTION REPORT are sagging. Roof is springy when walking on this area. VENTILATION TYPE: VENTILATION OPEN CHASE AREAS INSULATION TYPE: DEPTH OR R FACTOR: The attic has the following types of ventilation devices: There is no attic ventilation. There are no ventilation devices installed for attic ventilation. This could lead to an overheated attic which can damage roofing and decrease HVAC efficiency. It is important to ventilate the attic to keep it dry and cool. Recommend addition of adequate number of vents to properly ventilate the attic spaces. This attic will need both some form of intake AND exhaust vents to achieve proper cross flow ventilation. A poorly vented attic can not only build up excessive heat which can shorten the life of the roofing material, but can also retain moisture, creating conditions that promote mold growth. Open areas connecting lower levels to the attic are called chases. These openings should be blocked to prevent the rapid spread of fire from one level to the next. Open chases were found in the attic. The basement stairway is open to the attic at the top. A fire in the basement will travel directly to the attic and engulf the entire home in a short time. Recommend sealing off this opening with a sheetrocked ceiling for fire safety. The attic has the following type or types of insulation. Blown fiberglass. The insulation depth is estimated at, 10-13 inches. INSULATION Insulation This over Front Left Room The following problems with the insulation were noted. Some insulation is installed unevenly. The insulation is very thin over the front left room. It should be redistributed. Page 11
WIRING IN ATTIC: INSPECTION REPORT Open Junction Box in Attic Open junction box was found in the attic at the front right corner. All electrical connections are required to be within a covered junction box. RODENT ACTIVITY: ROOF: STYLE: PITCH: COVERING MATERIAL: ROOF ACCESS: There is evidence of rodent activity at several locations in the attic. Noted both rodent trails and rodent holes in the insulation. Recommend contacting pest control company. The house has a gable/hip combination style roof. The house has a medium pitched roof. The house has architectural shingles. This is a high quality roof which generally carries a 25 to 30 year warranty. The roof was initially viewed from the ground with high powered binoculars, and then later walked for a closer inspection. STRUCTURAL APPEARANCE: There is some minor surface deflection in the roof surface, but it does not appear significant at this time. Most deflection is from the lack of purlin supports for the rafters. Page 12
ROOF COVERING STATUS: INSPECTION REPORT Poor Roofing & Repair The following problems or deficiencies with the roof covering were noted. On the left side over the center bedroom, there are loose and shifted shingles. A poor repair was attempted by using roofing tar, but there are sections of exposed roofing paper, and significant areas where the shingle tabs are completely out of position. A professional roofer should be contacted to make a further evaluation and repair as needed. This roof may not have been nailed properly and could continue to have problems with loose shingles. ROOF FLASHINGS: Step Flashing Not Used Step flashing was not used where the roofing meets the chimneys. This is required by current building codes and should have been installed for this roof. Page 13
INSPECTION REPORT ROOF PENETRATIONS: CONDITION Roof penetrations appear in good condition. CHIMNEY: CHIMNEY MATERIAL: CHIMNEY The chimney is brick or other masonry construction. ADDITIONAL PHOTOS: Leaning Chimney / Bad Joints / Cap The front chimney appears to be leaning to one side. There are cracks along the left side surface indicating recent movement. The rear chimney has weak and deteriorated joints. Recommend contacting chimney sweep for evaluation and estimates on repairs. Separation Cracks on Front Chimney FLUE MATERIAL: The front chimney has a brick flue. The lack of flue tiles can provide opportunity for the flue gases from a fire to penetrate the brick and mortar, reducing the usable life of the chimney and creating gaps in the mortar joints. Noted that even though clay liners are visible at the top of the chimney, the liners do not extend into the chimney. Venting any gas appliance (including gas logs) through this chimney will damage the mortar joints - making them weak and causing the chimney to fail. Page 14
INSPECTOR NOTES: INSPECTION REPORT Was not able to determine the interior condition of the left rear chimney due to a metal cap secured in place. However, the mortar joints are weak and sandy. The cap at the top is also not allowing the furnace and water heater to draft properly Recommend contacting a chimney sweep to evaluate the condition of both chimneys and to make estimates on repairs. The National Fire Protection Agency (NFPA) and GreyStone Home Inspections recommend that each chimney receive a Level II inspection by a licensed chimney sweep each time a residence is sold. Recommend the addition of a rain cap on both chimneys to prevent water and debris entry. GUTTERS & DOWNSPOUTS: TYPE: The house has a full gutter system. MATERIAL: The gutter system is aluminum. The gutter system appears satisfactory. SPLASH BLOCKS: Diverter Tube Recommended It is recommended that a diverter tube be added to carry the roof run off well away from the structure at the left rear corner. Water from this downspout may be directed along the left side and may be entering the crawl space. Page 15
INSPECTION REPORT BASEMENT - FOUNDATION Areas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. BASEMENT: ACCESSIBILITY: The basement is fully accessible and visible. STAIRS: Poor Support for Steps The following problems or deficiencies were noted. The upper stairs of this staircase are not well supported. Recommend adding support post. FOUNDATION WALLS MATERIAl: FOUNDATION WALL SUBFLOOR BEAMS: JOISTS The foundation walls are brick or brick pier construction. The foundation walls appear in satisfactory condition with no structurally significant flaws. The subfloor appears in satisfactory condition. The central support beams appear in satisfactory condition. The joists appear in satisfactory condition. Page 16
COLUMNS/PIERS/ LOAD BEARING WALLS: INSPECTION REPORT Poor Supports Under Kitchen The following problems or deficiencies were noted with the columns, piers or load bearing walls. The vertical support members appear to be out of plumb, undersized or deteriorated for the beam under the kitchen. Supports are stacks of stone and other materials. BASEMENT FLOOR: The basement floor appears in generally satisfactory condition. Page 17
INSPECTION REPORT CRAWL SPACE - FOUNDATION Areas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. CRAWLSPACE: ACCESSIBILITY: The crawlspace was partially accessible. Access was restricted by height, standing water, exposed wiring, dangerous conditions or other conditions. BEAMS: JOISTS COLUMNS/PIERS/ LOAD BEARING WALLS: The central support beams appear in satisfactory condition. The joists appear in satisfactory condition. The columns, piers and or load bearing walls appear in satisfactory condition. CRAWLSPACE FLOOR: Vapor Barrier Not Complete A limited vapor barrier is present. We recommend that it be modified so the entire crawlspace floor is covered. Currently, the rear and the left side are not covered by a vapor barrier. VENTILATION: The crawlspace ventilation appears inadequate. There are not vents installed. There should be 1 sq. ft. for free vent for each 150 sq. ft. of floor space. Page 18
INSPECTION REPORT PLUMBING Water quality or hazardous materials testing is not within the scope of this inspection, but is available from local testing labs. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection. The temperature pressure relief valve, at the upper portion of the water heater, is a required safety valve which should be connected to a drain line of proper size terminating just above floor elevation. If no drain is located in the floor a catch pan should be installed with a drain extending to a safe location. The steam caused by a blow-off can cause scalding. Improper installations should be corrected. WATER SOURCE: SOURCE: The water is from a municipal system and the meter is located adjacent to the street YARD SERVICE LINE MATERIAL: The yard service line appears to be made of copper, but this could not be verified at the meter. SHUTOFF: PRESSURE REDUCTION VALVE: SUPPLY LINES: MATERIAL: WASTE LINES: MATERIAL: WATER HEATER: MANUFACTURER: TYPE: AGE: SIZE: The yard service line appears satisfactory and the pressure adequate. The whole house water shutoff is located in the crawlspace. There is a pressure reduction valve in the main supply line. It is a bell shaped valve and is typically located near the whole house shutoff. The interior water supply lines are made from copper. The interior water supply lines appear to be in satisfactory condition. The waste lines are principally a combination of cast iron and plastic. The waste lines appear in serviceable condition. The water heater was manufactured by Enviro-Temp. The water heater is fired by natural gas. The age of the water heater is 5 to 6 years. The storage capacity of the water heater is 40 gallons. Page 19
LOCATION: GENERAL WATER TEMPERATURE AT FAUCET TPR VALVE: VENT: THERMAL EXPANSION: FUEL SYSTEM: TYPE: LOCATION: INSPECTION REPORT The water heater is located in the crawlspace. The water heater is operating and appears serviceable. Water temperature measured at an at inside faucet is over 120 degrees (measured at 147 degrees). The water heater setting should be lowered to prevent possible scalding. High temperatures can also lead to premature water heater failure. The water heater has the required TPR (temperature/pressure relief) valve installed. The functioning of these units is not tested. The following problems or deficiencies were noted with the TPR (temperature/pressure relief) valve. The required TPR drain line ends prematurely or is mis-directed. It should extend to the exterior and terminate 6 inches above the ground, pointing downward. This line is not pointing downward at the exterior (right side).this is a safety hazard and should be corrected. The following problems or deficiencies with the flue were noted. The vent connects to the chimney. This connection does not appear to be sealed and may cause poor drafting of the exhaust gases. The water heater has a thermal expansion tank installed. The fuel system is natural gas. The gas meter is located at the exterior of the structure and the supply lines appear satisfactory. Page 20
INSPECTION REPORT HEATING - AIR CONDITIONING The inspector is does not inspect the system for cracks or holes in the heat exchanger as this can typically only be accomplished by dismanteling the unit and this is beyond the scope of our inspection. Some furnaces are designed in such a way that inspection is almost impossible. The inspector can not light pilot lights. Safety devices are not tested by the inspector. NOTE: Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is not a part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly to remedy. HEATING SYSTEM DESCRIPTION: LOCATION OF PRIMARY UNIT: This heating system is in the Basement. AREA SERVICED: SYSTEM TYPE: MANUFACTURER: This heating system appears to service the whole house. The heating system type is forced air. The heating system was manufactured by Goodman Manufacturing. APPROXIMATE AGE IN YEARS: The apparent age of the system in years is 7. FUEL TYPE AND NOTES: The heating system is fueled by natural gas. CAPACITY OF UNIT: The apparent capacity of the heating system is, 100,000/80,000 BTU. HEATING SYSTEM GENERAL The unit responded to normal controls and appears to be functioning normally. BURNERS/HEAT EXCHANGERS: The burners and flames appear typical with no apparent problems, however, the heat exchangers cannot be thoroughly examined with out partially dismantling the furnace. This is outside the scope of a normal home inspection. Page 21
UNIT CABINET INSPECTION REPORT Rust From Leaky Condensate The cabinet is rusty in various locations. This is usually caused by leaking condensate. Noted rust inside the blower compartment and under the A-Coil. BLOWER FAN: COMBUSTION AIR: EXHAUST VENTING: The blower fan appears to be functioning properly. The combustion air source appears adequate and safe. The exhaust flue venting appears intact and serviceable. AIR FILTERS: No Filter Rack or Slot Installed The following problems or deficiencies with the air filter were noted. The air filter is missing. Depending upon the duration of this condition, this may present a serious maintenance problem. There is no slot or rack installed for an air filter. It appears that this system as been circulating unfiltered air. (There was an air filter installed at the return duct grill, but it was not fully covering the return opening and was useless). Recommend contacting licensed HVAC technician to service unit. Since the filter was out of position or missing, unfiltered air has been circulating through the system and the A-Coil should also be cleaned. This cleaning is not part of a normal service and cleaning and must be specifically requested. Page 22
AIR FILTER SIZE: NORMAL CONTROLS: INSPECTION REPORT The correct size air filter for this unit was undetermined. No filter was installed or filter was not marked. The unit responded correctly to normal input controls, however advanced features of programmable thermostats like timing and setback are not checked. PLENUM/RETURN The plenum and return sections are well sealed. AIR CONDITIONING DESCRIPTION: TYPE: The air conditioning is a standard central system. POWER SOURCE: MANUFACTURER: The unit is powered by a 240 volt electrical circuit with the required service disconnect. The air conditioning system was manufactured by Goodman Manufacturing. APPROXIMATE AGE IN YEARS: The apparent age of the system in years is 7. CAPACITY OF UNIT: The apparent capacity of the air conditioning system is 2.5 tons. LOCATION: The location of the main condensing unit is at the left side. AIR CONDITIONING DISCONNECT OR MAX BREAKER The circuit breaker is sized correctly for this condenser. The maximum breaker size specified for this unit is: 30 amps. COMPRESSOR/ CONDENSER: The ambient air temperature is too cold to test the air conditioning. Running the system below 60 degrees can potentially damage the compressor. CONDENSATE LINE OR PUMP: A condensate pump is installed correctly. Page 23
AIR LEAKS: INSPECTION REPORT Open Condensate Drain Opening Conditioned air is leaking at the secondary condensate line connection. This opening should be capped. The plastic drain line from the condensate pump does not fully penetrate the brick wall at the driveway side. Water mat be coming back into the crawl space. INTERIOR A-COIL DUCTWORK: TYPE: The following problems were noted with the A-Coil. The A-Coil compartment and/or drain pan may be rusted through. Noted condensate leaks around the base of the A-coil. The A-Coil may need to be replaced. The HVAC system ductwork is insulated flexible round. DUCTS/AIR SUPPLY Loose Duct Under Bedroom The following problems or deficiencies were noted with the ductwork system. The duct at the back left bedroom is coming loose. The inner portion is connected, but the outer insulation has pulled free. Inner portion is weak and may tear off. Page 24