Athenia Home Inspectors, LLC Website: http://www.reporthost.com/athenia Email: georgefont5@aol.com Phone: (404) 447-4677 FAX: (800) 503-9952 PO Box 3644  Alpharetta, Ga. 30023 Inspector: George Font ASHI Certified Home Inspector Member number 246908

 

Home Listing Inspection Report
Client(s):	Mr Goodson & Mrs Jane Wright
Property address:	2550 Somewhere Circle Anytown, Ga. 30005
Inspection date:	Wednesday, May 31, 2006

This report published on 8/5/2008 7:52:02 PM EDT

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This report is the exclusive property of this inspection company and the clients listed in the report title. Use of this report by any unauthorized persons is prohibited.

How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:

	Safety	Poses a risk to health, injury or death.
	Repair/Replace	Recommend repairing or replacing by a qualified or licensed contractor
	Repair/Maintain	Recommend repair and/or maintenance
	Minor Defect	Correction likely involves only a minor expense and can be done my a handy man, owner or tenant
	Maintain	Recommend ongoing maintenance This can be done by the owner or a qualified contractor
	Evaluate	Recommend evaluation by a qualified or licensed specialist
	Monitor	Recommend monitoring in the future for further damage
	Serviceable	Item or component was inspected and appears acceptable
	Comment	These are notes for the client. These are observations and/or suggestions that may not have been part of the building standard at the time the home was constructed. These are for the client to evaluate and determine if and when they want to upgrade.

Click here for a glossary of building construction terms.  Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Attic
Basement
Bathrooms / Laundry
Electric service
Exterior
Fireplace and chimney
Garage
Heating and cooling
Interior rooms
Kitchen
Plumbing / Fuel Systems
Radon
Roof
Water heater
**Recommendations and comments

General Information

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Report number: SampleReport
Structures inspected: Single Family, two story home
Age of building: 16 years old
Property owner's name: Mr Goodson & Mrs Jane Wright
Time started: 4:00 PM
Time finished: 7:30 PM
Present during inspection: Clients, Property owners
Occupied: Yes
Weather conditions: Clear
Temperature in Fahrenheit / Celsius: Hot 92 F / 33 C
Ground condition: Dry
Front of structure faces: North
Main entrance faces: North
Foundation type: Finished basement
The following items are excluded from this inspection: Hot tub
Client E-mail address: goodson@aol.com
Client Telephone number: 404-447-4677
Realtor Name: Ms Jane Best Realtor
Realtor telephone number: 404-447-4677
Realtor e-mail address: Jane.Best@aol.com

Attic

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Insulation depth: Uneven
Inspection method: Partially traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Insulation material: Fiberglas loose fill
Insulation estimated R value: <R30

1) Ceiling insulation is uneven or missing in some areas. This is likely due to someone having walked on or through the insulation or removing insulation for repair work. Recommend installing additional insulation where necessary to restore the original R rating.

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2) Some wiring is loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.

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3) Inspected basement. Foundation was not visible due to finished basement.

4) The clothes dryer was equipped with a , accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

5) Two toilets are loose. A qualified contractor should remove the toilet for further evaluation and repairs if necessary. A new wax ring should be installed and toilets should be securely anchored to the floor to prevent movement and leaking.

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6) GFCI inspected and appear acceptable

7) Faucets inspected and appear acceptable

8) Toilets inspected and appear acceptable

9) Bathtubs inspected and appear acceptable

10) Showers inspected and appear acceptable

11) Cabinets and draws inspected and appear acceptable

12) Counter tops inspected and appear acceptable

13) Floor inspected and appear serviceable

14) 2 wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.

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15) One or more connections with aluminum wires in the main service panel lack anti-oxidant paste. Oxidation usually occurs without it, and may result in poor connections, overheating, and possibly fires. A qualified electrician should evaluate and apply anti-oxidant paste as necessary.

16) GFCI inspected and appear acceptable

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17) Neutral and equipment ground conductors are combined at one or more sub-panels. This should only occur in the main service panel, and is a safety hazard due to the risk of shock. Neutral conductors should be attached to a "floating" neutral bar not bonded to the panel, while grounding conductors should be attached to a separate grounding bar bonded to the sub panel. A qualified electrician should evaluate and repair as necessary.

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18) Handrail at some stairs are ungraspable and are a safety hazard. Handrails should be sized and shaped so your hand can encircle them. A qualified contractor should make repairs or modifications as necessary. For example, replacing existing handrails or installing additional handrails.
Cost estimate: $ 100.00

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Photo 99   In this photo the contractor used 2x2 treated lumber for handrail.

19) Handrail at some stairs are loose. This is a safety hazard. A qualified contractor should make repairs as necessary. For example, installing new fasteners and/or hardware so handrails are securely attached.
Cost estimate: $ 300.00

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20) Stairs to deck are wobbly. A qualified contractor should evaluate and repair as necessary, such as installing additional supports and/or diagonal bracing.

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21) One or more handrails are not continuous for the entire length of the flight of stairs. This is a safety hazard. Handrails should be continuous, and extend the full length of flights of stairs. A qualified contractor should evaluate and repair as necessary.

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22) Flashing was missing from above one or more deck ledger boards. This can cause moisture to accumulate between the ledger board(s) and the building. Rot may result in this area and cause the ledger board fasteners to fail. The deck may separate from the building in this event and poses a significant safety hazard. A qualified contractor should install flashing above ledger board(s) where necessary. For more information on installing deck ledger boards visit:
http://www.hometime.com/Howto/projects/decks/deck_4.htm

And for more information on building safe decks in general, visit: http://www.thisoldhouse.com/toh/knowhow/exteriors/article/0,16417,212625,00.html

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23) Siding is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs and/or replace siding as necessary to prevent water and vermin intrusion.

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24) Exterior trim, soffits and fascia show signs of water damage and need to be repaired or replaced by a licensed contractor.

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25) One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.

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26) Soil is in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.

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27) The deck is unstable in one or more areas due to lack of diagonal bracing. This is a safety hazard since severe movement may cause the deck to collapse. A qualified contractor should evaluate and make repairs as necessary.

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28) Soil is in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Wood siding and/or trim is rotten in some areas as a result. A qualified contractor should evaluate and repair as necessary, replacing all rotten wood. Also, the soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.

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29) It appears the front porch , ( as with most porches in Georgia), was designed to be floating on its own, as such it appear to have settled unevenly due to poor bulk water management. Recommend further evaluation and repair by a qualified contractor as necessary

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Photo 49   This side is sinking while the opposite site is raising. This can be due to settlement caused by poor bulk water and vegetation management.

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30) Artificial stucco (EIFS) should be evaluated for water intrusion and moisture damage by a qualified EIFS specialist. Building standards for this product require a 6 to 8 inch gap above grade.

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31) One or more gutters are damaged. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should replace or repair gutters where necessary.

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32) One or more unlined wooden planter boxes are attached to the side of the house. Wood soil contact exists in such boxes and is a conducive condition for wood-destroying insects and organisms. Recommend either removing them, or modifying them so that no wood-soil contact exists (install plastic or metal liners), and so that they are well drained.

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33) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

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Photo 74   * Bushes less than 12 inches from house

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34) One or more wooden deck support posts are in contact with soil. This is a conducive condition for wood destroying insects and organisms. However no damage from wood destroying insects or organisms was found. Standard building practices require that there be at least 6" of space between any wood and the soil below, even if the wood is treated. If possible, soil should be removed or graded so a 6" clearance is maintained. Otherwise recommend installing borate based Impel rods to prevent rot.

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35) GFCI inspected and appeared acceptable

36) The perimeter grading slopes towards the structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet. Building standard suggest 6 inch drop within the first 10 feet.

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37) Gaps larger than four inches were found in one or more guardrails. This is a safety hazard, especially for small children. A qualified contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.

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38) Guardrails are missing from one or more sections of decks or elevated surfaces with high drop-offs. This is a safety hazard due to the risk of falling. Standard building practices require guardrails to be installed at drop-offs higher than 30 inches, but in some cases it is advised to install them at shorter drop-offs. A qualified contractor should evaluate and install guardrails as necessary and as per standard building practices.

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39) Handrails at some deck stairs are ungraspable and are a safety hazard. Handrails should be sized and shaped so your hand can encircle them. A qualified contractor should make repairs or modifications as necessary. For example, replacing existing handrails or installing additional handrails.

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40) Fireplace inspected and appears acceptable.

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41) Garage House Door Inspected and appears to be acceptable

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42) Vehicle Door Inspected and appears to be acceptable

43) GFCI inspected and appear to be acceptable

44) Garage door was inspected and appears to operate as expected

45) The outside condensing unit is not level. Damage may occur if it is more than ten degrees off from level. A qualified contractor should evaluate and make repairs as necessary, such as replacing the pad that the condensing unit is installed on and or leveling the ground under the pad.

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46) HVAC drain catch pan has drain tube broken loose. This can cause water damage if water accumulates in HVAC drain pan. Recommend repair or replacement by a qualified contractor

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47) Insulation for the attic evaporation unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs and condensation dropping on and into furnace and electrical areas . A qualified heating and cooling contractor should replace insulation as necessary.

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48) Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.

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49) Air handler filters should be checked monthly in the future and replaced or washed as necessary.

50) One or more bedroom windows have inadequate egress in the event of a fire due to being unable to open. Bedroom windows should be easy to open and stay open by themselves.

Recommend having a qualified contractor make modifications as necessary. Windows appear to have been painted shut.

For more information, visit http://www.taunton.com/finehomebuilding/pages/h00100.asp

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51) Stain was found in one ceiling area. However, no elevated levels of moisture were found. The stain may be due to past roof and/or plumbing leaks. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.

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52) A representative number of receptacle inspected and appear acceptable

53) Ceiling lights inspected and appear acceptable

54) Closet doors inspected and appear acceptable

55) Walls inspected and appear acceptable

56) Windows inspected and appear acceptable

57) Doors inspected and appear acceptable

58) Stairs inspected and appear acceptable

59) Handrails inspected and appear acceptable

60) Floors inspected and appear acceptable

61) The dishwasher drain line was not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The client should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.

Also, no "air gap" was installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client should consult with a qualified contractor to determine if an air gap should be installed.

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62) Caulk is missing and/or deteriorated where counter tops meet back splashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.

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63) The dishwasher inspected and appears to be operable.

64) The refrigerator inspected and appears to be operable.

65) Range Hood: Both light and fan were tested and appear operable.

66) The Range stove top appears to be operable.

67) Food disposal inspected and appears to be operable.

68) Light Fixture inspected and appears to be operable.

69) Closet lights inspected and appears to be operable.

70) Faucets tested inspected and appears to be operable.

71) Sinks inspected and appear to be operable.

72) All Kitchen cabinet doors and drawers appear to be operable.

73) Counter top inspected and appear to be operable.

74) No microwave oven was present

75) The water supply pressure was greater than 80 psi. Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are more likely to burst with higher pressures. Typically the pressure cannot be regulated at the water meter. Recommend having a qualified plumber evaluate and make modifications to reduce the pressure below 80 psi. Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted for lower pressures.

76) Visible plumbing inspected and appears to be acceptable

77) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.

78) The siding on one or more exterior walls above lower roof sections is in contact with or has less than a one inch gap between it and the roof surface below. A gap of at least one inch is recommended so water isn't wicked up into the siding from the shingles below, and also to provide room for additional layers of roofing materials when the current roof surface fails. Recommend having a qualified contractor make repairs as necessary, such as trimming siding, so at least a one inch gap exists between the siding and the roofing below where necessary.

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79) Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

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80) Trees are overhanging roof and are within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.

81) Trees are in contact with or are close to the roof edge in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.

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82) The temperature-pressure relief valve drain line is routed upwards. This drain line should be routed either down or horizontally. This is a safety hazard as water may not be able to flow through the drain line adequately when the valve releases due to accumulated water. Also, accumulated water may corrode the valve and prevent it from working. A qualified plumber should evaluate and repair so the drain line is routed down or horizontally, but not up. For more information, visit Water Heater Rescue - Down and Out

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83) The hot water temperature is greater than 120 degrees Fahrenheit or 48 degrees Celsius. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120F / 48C degrees. For more information on scalding dangers, visit http://www.tap-water-burn.com/

84) INFORMATION FOR CLIENT

This home is clad with composition wood fiber siding. Many brands of this type of siding by different manufacturers are known to deteriorate and/or fail prematurely due to moisture penetration due to poor protection. Failure is typically visible in the form of swelling, cracking and delamination, especially at the bottom edges. Class action lawsuits have been filed or are being filed against most manufacturers of this material.

Some areas of siding on this structure show the symptoms described above, but it appears that the siding hasn't deteriorated to the point of needing replacement. Some manufacturers (Louisiana Pacific) recommend a repair process for this siding where affected areas are sealed with "Permanizer Plus", a flexible primer made by Pittsburgh Paint, followed by two coats of 100% acrylic latex paint. This sealant must be applied to the bottom edges using a brush. The face of the siding can be sprayed. The "Permanizer Plus" sealer isn't required for edges that aren't swollen, cracked or deteriorated, but the acrylic latex should still be brushed on these edges.

At a minimum, recommend having a qualified contractor seal and repaint as described above, or by other methods specified by the siding's manufacturer. The client may wish to have a qualified contractor evaluate further to determine if some or all of the siding should be replaced.

For more information, visit:
Pittsburgh Paints, PRIMERS -THE FOUNDATION FOR A TOP QUALITY JOB
Failing LP Siding Help Page

85) NOTE TO CLIENT: THIS MAY NOT HAVE BEEN A STANDARD BUILDING PRACTICE AT THE TIME THIS HOUSE WAS CONSTRUCTED

One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079

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86) RECOMMENDATION TO CLIENT
As time passes the deck will need periodic maintenance, when the moment comes. Recommend cleaning deck and railing and then treating the deck and railing with a preservative claiming to waterproof, ultraviolet light blocker, and mildew resistant. Consumer Reports recommends these products:

Cabot Decking Stain and PTW Stain

Olympic Water Repellent Deck Stain

Thompson's House and Deck Stain

Wolman PTW Deck Stain

Akzo Sikkens Cetol DEK

Benjamin Moore Moorwood Clear Wood Finish

DAP Woodlife Premium

Olympic Natural Look Protector Plus

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87) RECOMMENDATION TO CLIENT
One or more downspouts terminate above roof surfaces rather than being routed to gutters below or to the ground level. This is very common, but it can reduce the life of roof surface materials below due to large amounts of water frequently flowing over the roof surface. Granules typically are washed off of composition shingles as a result, and leaks may occur. Recommend considering having a qualified contractor install extensions as necessary so downspouts don't terminate above roof surfaces

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88) NOTE TO CLIENT; THIS MAY NOT HAVE BEEN A BUILDING STANDARD WHEN HOUSE WAS CONSTRUCTED

Pull-down stairs are installed for the attic access. No insulation is installed above the stairs and no weatherstripping is installed around the hatch perimeter. To reduce air leakage, recommend installing weatherstripping and an insulated hatch cover. An example of one can be seen at http://www.batticdoor.com/.

Interior air leaking into the attic results in heating and cooling losses, increased energy costs, and a possible increase in moisture levels in the attic due condensation forming on the underside of the roof sheathing during cold weather.

Photo 1   This is a picture of the current pull down stairs without insulation.

Photo 79   This is a pull down stairs with insulation added.

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89) NOTE TO CLIENT; THIS MAY NOT HAVE BEEN A BUILDING STANDARD WHEN HOUSE WAS CONSTRUCTED

One or more electric receptacles that serve counter top surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve counter top surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breakers as needed.

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90) RECOMMENDATION TO CLIENT
Fireplace damper can stay open and should be closed when ever the fire place is not in use. This will increase the thermal efficiency of the home and reduce the possibility of any animals or bugs from entering the house.

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91) NOTE TO CLIENT, THIS MAY NOT HAVE BEEN A STANDARD BUILDING PRACTICE WHEN HOUSE WAS CONSTRUCTED
The siding on one or more exterior walls above lower roof sections is in contact with or has less than a one inch gap between it and the roof surface below. A gap of at least one inch is recommended so water isn't wicked up into the siding from the shingles below, and also to provide room for additional layers of roofing materials when the current roof surface fails. Recommend having a qualified contractor make repairs as necessary, such as trimming siding, so at least a one inch gap exists between the siding and the roofing below where necessary.

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92) NOTE TO CLIENT, THIS MAY NOT HAVE BEEN A STANDARD BUILDING PRACTICE WHEN HOUSE WAS CONSTRUCTED

Handrails at some deck stairs are ungraspable and are a safety hazard. Handrails should be sized and shaped so your hand can encircle them. A qualified contractor should make repairs or modifications as necessary. For example, replacing existing handrails or installing additional handrails.

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This house was inspected using ASHI Standards of Practice. The information was reported with the above observations. The photograph do not show all occurrence of the concerns identified.

While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered. It is recommended that qualified contractors be used in your further evaluation or repair issues as it relates to the comments in this inspection report.

Thank you for allow us into your future home. If you have any questions or concerns please feel free to call 404-447-4677.

Best Regards
Athenia Home Inspectors.