BUILDING ANALYSIS REPORT · 8. Garage/Carport IN NI NP RR 8.0 Garage • 8.1 Garage Overhead Doors • 8.2 Garage Door Operators • 8.3 Garage Floor • 8.4 Occupant Door (from garage

BUILDING ANALYSIS REPORTJuly 25, 2014

John Doe1234 Smith Road

Atlanta, Georgia 30396Agent:

Ausker and Barbara MorrisAT Morris Realty Group, Inc.

3162 Johnson Ferry Road, Suite 260-25Marietta, Georgia 30062

Table of Contents

Cover Page.................................................................1

Table of Contents........................................................2

Intro Page ...................................................................3

1 Exterior - Grounds....................................................4

2 Exterior - Building.....................................................6

3 Roofing.....................................................................7

4 Attic ..........................................................................8

5 Structural..................................................................8

6 Interiors ..................................................................10

7 Bathrooms..............................................................12

8 Garage/Carport ......................................................13

9 Kitchen ...................................................................13

10 Electrical ..............................................................14

11 Plumbing ..............................................................17

12 Heating.................................................................19

13 Air Conditioning....................................................21

14 Recommendations After Moving In......................22

15 RecallChek...........................................................23

16 Positive Items.......................................................23

Date: 3/11/2014 Report ID: 14998Property:1234 Smith RoadAtlanta Georgia 30396

Client:John Doe

Real Estate Professional:Ausker and Barbara MorrisAT Morris Realty Group, Inc.

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should beconsidered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a secondopinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair orreplacement 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 befunctioning 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 wasfunctioning 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 aqualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.

1. Exterior - GroundsThe inspector shall: inspect: attached or adjacent decks, balconies, stoops, steps, porches, vegetation, grading, surface drainage, and retaining wallsthat are likely to adversely affect the building, adjacent or entryway walkways, patios, and driveways.

IN NI NP RR

1.0 Grading/Drainage •

1.1 Driveways •

1.2 Sidewalks/Walkways •

1.3 Landscaping/Vegetation •

1.4 Retaining Walls •

1.5 Decks • •

IN NI NP RRIN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace

1.0 Water appears to stand underthe deck steps. Ask the seller if the waterever 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. Ifyou are concerned with further movement, contact a professional engineer. Recommend filling in the large cracks inthe concrete to prevent further erosion.

1.4 Front brick retaining wall has asmall 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 orgirder shall have not less than 1 1/2 inches of bearing on wood or metal and not less than 3 inches on masonry orconcrete.

1.5 Item 1(Picture) 1.5 Item 2(Picture)

1.5 Item 3(Picture)

2. Exterior - BuildingThe inspector shall inspect: exterior wall covering, flashing, trim. exterior doors, windows, balconies, eaves, soffits, and fascias where accessible fromthe ground level.

Styles & Materials

Exterior Walls:BrickVinyl Siding

IN NI NP RR

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 • •


1.5 (2) Deck is not properlyanchored to the structure. Decks shouldbe bolted to the structure with 1/2 inchdiameter bolts every 16 to 24 inches.Have a qualified contractor repair asneeded.

1.5 Item 4(Picture)

1.5 (3) Could not inspect underneath the deck.

3. RoofingThe inspector shall inspect: roofing material, roof drainage systems, flashing (if visible), skylights, chimneys and roof penetrations. Describe theroofing materials and method used to inspect the roofing. The inspector is not required to walk on roofs, inspect antennas, interior of flues orchimneys that are not readily accessible or other installed accessories.

Styles & Materials

Roof Covering:Architectural/Dimensional ShinglesRolled Roofing

Viewed roof covering from:Ground - due to pitch or height.

2.0 Some of the penetrations, thruthe exterior siding, need sealing. Allvents, wires, pipes, electrical boxes, etc.,should be sealed to prevent water fromentering 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 goaround the exterior and caulk & paint as needed.


IN NI NP RR

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 inspectionmakes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentionedin this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issuesas it relates to the comments in this inspection report.

4. AtticThe inspector shall inspect: Attic access, insulation, ventilation and installed equipment. The inspector is not required to access the entire attic or walkon any structural item that is covered with insulation or otherwise unsafe to the inspector.

Styles & Materials

Attic Access:Access Door(s)

Viewed Attic:Attic Not Fully Accessible

Ventilation:Continuous Ridge VentsSoffit Vents

Insulation:Batts

Insulation Average Thickness:6 Inches (R-19)

IN NI NP RR

4.0 Ventilation •

4.1 Access •

4.2 Insulation •

4.3 Flooring •


5. StructuralThe Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. Describe the type offoundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. Probe structural components where deterioration isvisible; enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, orwhen dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and report signs ofabnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector isnot required to: enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect thehealth of the home inspector or other persons.

Styles & Materials

Foundation:Concrete Block

Roof Structure:Wood Rafters

IN NI NP RR

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 thatthe wall has leaked in the past. The wall had 18% moisture present.


5.1 (1) Basement has two loose support post. Recommend further evaluation and repair as needed by a qualifiedprofessional.


6. InteriorsThe home inspector shall observe: walls, ceiling, and floors; steps, stairways, balconies and railings. The home inspector shall: operate arepresentative number of windows and interior doors; and report signs of abnormal or harmful water penetration into the building or signs of abnormalor harmful condensation on building components. The home inspector is not required to observe: paint, wallpaper, and other finish treatments on theinterior walls, ceilings, and floors, carpeting, draperies, blinds, or other window treatments.

Styles & Materials

Ceilings:Drywall/Gypsum BoardWood

Wall Material:Drywall/Gypsum BoardWood

Floor Covering(s):CarpetTile

Window Types:AwningThermal/Insulated

Window Material:Wood

IN NI NP RR

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) •


5.1 (2) Unfinished basement hasplastic down on the floor. This probablebecause of the moisture coming throughthe front foundation wall.

5.1 Item 3(Picture)

6.0 Master closet hallway floor has achange in level which is a potential triphazard.

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 handrailat the top. A handrail is needed the full length of all stairs. Someone needing a handrail would find it difficult to usethe stairs.


6.4 (1) Fireplace damper is rustedand only a small portion remains. Thiswill prevent closing the damper to restrictheat from being drawn up the chimney..

6.4 Item 1(Picture)

7. Bathrooms

IN NI NP RR

7.0 Fixtures • •

7.1 Ventilation •

7.2 Ceramic Tile •


6.4 (2) Fireplace floor has major cracks present. Recommend further evaluation and repair as needed by aprofessional chimney sweep.


6.5 Basement has exposed insulation vapor barrier. The label on the paper vapor barrier states the vapor barrieris combustible and do not leave it exposed. Recommend removing the paper vapor barrier.


8. Garage/Carport

IN NI NP RR

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) •


9. KitchenThe home inspector shall observe and operate the basic functions of the following kitchen appliances: permanently installed dishwasher, range, cooktop, 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, nonbuilt-in appliances, refrigerators or freezers. The home inspector is not required to operate: appliances in use or any appliance that is shut down orotherwise inoperable.

Styles & Materials

Countertops:Laminated PlasticTile

7.0 Master bath jetted tub pump ismissing a ground wire connected to thehousing at the clamp the manufacturerprovided. Repair is needed by a licensedelectrician.

7.0 Item 1(Picture)

8.0 Seller's belongings prevented full access to the garage.

IN NI NP RR

9.0 Cabinets •

9.1 Countertops •

9.2 Appliances •

9.3 Sinks •


10. ElectricalThe home inspector shall observe: service entrance conductors; service equipment, grounding equipment, main over current device, and main anddistribution panels; amperage and voltage ratings of the service; branch circuit conductors, their over current devices, and the compatibility of theirampacities and voltages; the operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located insidethe house, garage, and on the dwelling's exterior walls; the polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and allreceptacles in the garage or carport, and on the exterior of inspected structures; the operation of ground fault circuit interrupters; arc fault circuitinterrupters; 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 exceptground fault and arc fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliarydistribution 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

Panel capacity:200 AMP/240 Volt

Panel Type:Circuit breakers

Branch wire 15 and 20 AMP:Copper

Wiring Methods:Non-metallic cable (Romex)

GFCI Locations:Basement bathGarageKitchenMaster bath

9.2 Dishwasher is loose and needssecuring to underside of countertop.

9.2 Item 1(Picture)

IN NI NP RR

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 electricalreceptacles have been replaced withgrounded receptacles that are missinggrounds. This is not allowed. Eitherground the receptacles, replace withungrounded receptacles or install GFCIreceptacles. Have a licensed electricianinspect all electrical receptacles andrepair as needed.

10.2 Item 1(Picture)

10.3 Electrical panel box is grounded to a copper water pipe that does not extend into the ground due to theplastic service pipe. Recommend further evaluation and repair as needed by a licensed electrician.


10.4 Basement has an openelectrical junction box. Needs a coverplate to prevent the possibility of sparksfrom starting a fire.


10.6 (1) Master bedroom smokedetector does not work. Replace thebattery or replace the unit if it isdefective. Also, replace all smokedetectors every ten years.


10.6 (2) Smoke detectors should be tested upon moving in to home and then every year. Replace any detector overten years old.

10.7 (1) Exterior electricalreceptacle is not GFCI protected.


The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areasof concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind therefrigerator or sofa, for example) was not inspected or accessible.

11. PlumbingThe home inspector shall observe: interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures andfaucets; functional flow; leaks; and cross connections; interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; pipingsupports 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 heatingequipment; and location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and allexterior 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 automaticsafety controls; operate any valve except water closet flush valves, fixture faucets, and hose faucets; observe water conditioning systems; fire andlawn sprinkler systems; on-site water supply quantity and quality; on-site waste disposal systems; foundation irrigation systems; spas, except as tofunctional flow and functional drainage; swimming pools; solar water heating equipment; or observe the system for proper sizing, design, or use ofproper materials.

Styles & Materials

Water Source:Public

Water Supply Pipe:Polybutylene

Water Distribution Piping:Copper

Water Main Shut-off Location:Basement ceiling.

Plumbing Waste:PVC

Waste Disposal:Septic Tank

Water Heater Power Source:Gas

Water Heater Capacity:40 Gallon

Water Heater Location:Basement

Gas Main Shut-off Location:Exterior Gas Meter

10.7 (2) Kitchen sink counter has anelectrical receptacle that not ground faultcircuit interrupter protected. When thekitchen was remodeled, all receptaclesalong the countertops were required tobe upgraded. The receptacle is taggedwith a red dot.


IN NI NP RR

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 lastyear.

11.0 (2) Basement bath vanity sinkdrain has an unapproved air admittancevalve in the plumbing drain piping. Theblack valve is used to vent the plumbingdrain and is not approved by the buildingcodes. The valve has been known toleak sewer gases. The valve should bereplaced with an approved valve. Repairis needed by a licensed plumber.


11.3 Main water supply pipe appears to be "Polybutylene". Some of the pipes installed have been know to bedefective and break. The pipe is over 10 years old and is no longer covered by the Class Action Lawsuit.


The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas ofconcern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volumeduring drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection butthen 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 thepipes can further clog the piping system.

12. HeatingThe home inspector shall observe permanently installed cooling systems including: normal operating controls; automatic safety controls. The homeinspector shall operate the systems using normal operating controls when the outdoor temperature is above 65 degrees. The inspector is not requiredto determine the uniformity or adequacy of cooling to the various rooms.

Styles & Materials

Heat Type:Forced Air Furnace

Energy Source:Gas

Ductwork:Rigid Metal

Filter Type:Disposable

IN NI NP RR

12.0 Heating Equipment • •

12.1 Normal Operating Controls •

12.2 Automatic Safety Controls •

12.3 Distribution System • •

12.4 Venting • •


11.5 Water heater vent pipe is touching a heat shield which is touching vinyl duct insulation in the basement. Thisis 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. Recommendfurther evaluation and repair as needed by a qualified professional.

12.0 (1) Furnaces over fifteen yearsold have a greater chance of having aproblem in the burn chamber. When theburn chamber eventually rust out, whichit will, carbon monoxide will leak into thesupply air and be distributed throughoutthe house. Have the attic furnace heatexchanger inspected by a licensedheating and air conditioning contractorbefore closing and then every year untilthe unit is replaced.


12.0 (2) Attic furnace flexible gas pipe penetrates the furnace cabinet. Only rigid pipe is allowed through thecabinet. If the furnace begins to vibrate, it could cut a hole in the pipe. Repair is needed by a qualified professional.


12.3 Basement furnace has a section of duct insulation that has fallen down.

12.4 (1) Attic furnace vent pipe istouching a vinyl duct. This is a potentialfire hazard. A minimum of 1 inchclearance is required between the pipeand any combustible material. Pull thevinyl duct away from the pipe andanchor.


13. Air ConditioningThe home inspector shall observe permanently installed cooling systems including: normal operating controls; automatic safety controls. The homeinspector shall operate the systems using normal operating controls when the outdoor temperature is above 65 degrees. The inspector is not requiredto determine the uniformity or adequacy of cooling to the various rooms.

Styles & Materials

Energy Source:Electric

Cooling Equipment Type:Central Air Conditioning

IN NI NP RR

13.0 Cooling Equipment • •

13.1 Normal Operating Controls •

IN NI NP RR

12.4 (2) Basement furnace andwater heater vent pipes are level whichcould allow carbon monoxide to enterthe structure. All vent pipes must have a1/4 inch per foot rise for proper draw.Repair is needed by a licensedprofessional.


12.4 (3) Basement furnace vent pipe is touching a heat shield which is touching a vinyl duct cover. This is apotential fire hazard. Heat shields should not touch the vent pipes because they will directly transfer the heat. Thereshould be a minimum of a 1/4 inch space between the double wall vent pipe and the heat shield. Recommend furtherevaluation and repair as needed by a qualified professional.


IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace

14. Recommendations After Moving In

IN NI NP RR

14.0 Recommendations After Moving In •


13.0 (1) Tempstar air conditionercondenser has coil damage whichreduces the efficiency of the unit. Also,the unit is 19 years old and the averagelife is 15 years.


13.0 (2) Air conditioning system was not tested for proper operation due to the outside air temperature beingbelow 60 degrees. Damage can occur if you run the compressors below 60 degrees. Recommend purchasing ahome warranty.

14.0 (1) Recommend adding a carbon monoxide detector. The Consumer Product Safety Commissionrecommends the use of at least one carbon monoxide detector per household located outside the sleeping area oneach floor.

14.0 (2) Recommend adding a fire extinguisher on each level of the house, one in the kitchen and one in thegarage.

14.0 (3) Recommend draining all exterior hose bibbs (water faucets) in the winter to prevent the pipes fromfreezing 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.

14.0 (4) Recommend purchasing a chain or rope ladder to be used for an emergency exit through one of theupstairs bedroom windows just in case a fire blocks the bottom of the stairs.

14.0 (5) Recommend replacing all smoke detector batteries once a year. Replace smoke detectors every tenyears.

15. RecallChek

Styles & Materials

Dishwasher:KITCHENAIDModel # : KUD1230BWHO

Garbage Disposer:IN SINK ERATORModel # : 5-84

Oven:GENERAL ELECTRICModel # : J KP14W0T1WW

Range/Cooktop:JENN AIRModel # : CVG2420W

Garage Overhead Door:GENIEModel # : N/A

Dryer:WHIRLPOOLModel # : LE5795XPNO

Water Heater:GENERAL ELECTRICModel # : PG40S9B

Heating System:TEMPSTAR50,000 Btuh1994Model # : NUG5050BFB2

Heating System:COMFORTMAKER88,000 Btuh2011Model # : N8MSN0901714B1

Air Conditioning:TEMPSTAR2 Ton1995Model # : ACS024A2B1

Air Conditioning:COMFORTMAKER2 1/2 Ton2011Model # : N4A330AKC200

IN NI NP RR

15.0 Recall Check •


16. Positive Items

IN NI NP RR

16.0 Positive Items •


14.0 (6) Recommend replacing washing machine water hoses every five years. The rubber hoses that connectthe washer to the water supply can break and flood your home.

14.0 (7) Recommend testing all ground fault circuit interrupters once a year.

14.0 (8) Recommend testing water heater temperature and pressure relief valves once a year. Drain the waterout of the piping after testing the valve.

15.0 We will run all of your appliance model numbers through a national database to see if any appliance hasbeen recalled. You will receive an email stating the results of the check.

16.0 (1) Lake lot.

16.0 (2) Upgraded dimensional/architectural roof shingles.

16.0 (3) Ridge vents are present which are the best type of attic ventilation.

16.0 (4) Gutter guards are present.

16.0 (5) Exterior has brick and vinyl siding which is maintenance free. Only occasional cleaning will be neededfor the vinyl.

16.0 (6) Deck railing is tempered safety glass which does not obstruct your view.

16.0 (7) Master bedroom has a private deck.

16.0 (8) Master bedroom has a vaulted ceiling.

16.0 (9) Master bath has a jetted tub.

16.0 (10) Ceiling fans for energy conservation.

16.0 (11) Insulated double pane windows.

16.0 (12) Masonry fireplace.

16.0 (13) Kitchen has a garbage disposal.

16.0 (14) Vented kitchen exhaust fan.

16.0 (15) Garage overhead door operator.

16.0 (16) Finished basement with bath.

Documents

BUILDING ANALYSIS REPORT · 8. Garage/Carport IN NI NP RR 8.0 Garage • 8.1 Garage Overhead Doors • 8.2 Garage Door Operators • 8.3 Garage Floor • 8.4 Occupant Door (from garage