BUILDING ANALYSIS REPORT · BUILDING ANALYSIS REPORT July 25, 2014 John Doe 1234 Smith Road Atlanta, Georgia 30310 Agent: Ausker and Barbara Morris AT Morris Realty Group, Inc. 3162

BUILDING ANALYSIS REPORTJuly 25, 2014

John Doe1234 Smith Road

Atlanta, Georgia 30310Agent:

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 Builder Notes ...........................................................4

2 Exterior - Grounds....................................................4

3 Exterior - Building.....................................................4

4 Roofing.....................................................................5

5 Attic ..........................................................................7

6 Structural..................................................................9

7 Interiors ..................................................................10

8 Bathrooms..............................................................11

9 Garage/Carport ......................................................12

10 Kitchen .................................................................12

11 Electrical ..............................................................12

12 Plumbing ..............................................................14

13 Heating.................................................................15

14 Air Conditioning....................................................16

15 Recommendations After Moving In......................17

16 RecallChek...........................................................18

17 Positive Items.......................................................18

Date: 6/9/2014 Report ID: 14999Property:1234 Smith RoadAtlanta Georgia 30310

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. Builder Notes

IN NI NP RR

1.0 Construction Status •

1.1 Overall Quality •

1.2 Code Requirements •

1.3 Contact Local Authority •

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

2. 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

2.0 Grading/Drainage •

2.1 Driveways •

2.2 Sidewalks/Walkways •

2.3 Landscaping/Vegetation •

2.4 Retaining Walls •

2.5 Decks •


3. 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

1.1 Overall construction is very good. Out of hundreds of items inspected, only a few items are noted. The builderdid a good job of constructing the structure.

1.2 Some of the code items noted are required by the Georgia State Codes but are not being enforced by thelocal municipalities.

1.3 If the builder does not agree with an interpretation of a code item, the client should contact the Cobb CountyBuilding Inspections Department at 770-528-2038 for the official interpretation.

Exterior Walls:Fiber Cement SidingSynthetic Stone

IN NI NP RR

3.0 Exterior Walls •

3.1 Front Porch/Steps •

3.2 Doors (Exterior) •

3.3 Windows •

3.4 Trim, Eaves, Soffits and Fascias •

3.5 Caulking & Painting •


4. 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:Asphalt/Fiberglass

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

IN NI NP RR

4.0 Roof Coverings • •

4.1 Roof Flashing •

4.2 Roof Penetrations •

4.3 Gutters & Downspouts (Viewed from the ground) • •


4.0 (1) Front porch roof shingles have damage present cause by construction ladders. The damaged shinglesshould be replaced. Have a qualified professional inspect all shingles and repair as needed. (2012 InternationalResidential Code R905.1)

4.0 Item 1(Picture) 4.0 Item 2(Picture)

4.0 (2) Garage roof has a hole inone of the shingles at the front porch.(2012 International Residential CodeR905.1)

4.0 Item 3(Picture)

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.

5. 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:Pull-down StairScuttle Hole

Viewed Attic:Attic Not Fully Accessible

Ventilation:Continuous Ridge VentsSoffit Vents

Insulation:Blown

Insulation Thickness:9 Inches

4.3 (1) Right front corner has a gutter downspout that has pulled apart.


4.3 (2) Downspouts need splash-blocks to prevent erosion.

4.3 Item 3(Picture)

IN NI NP RR

5.0 Access •

5.1 Ventilation •

5.2 Insulation • •

5.3 Moisture Stains •

5.4 General Items •

5.5 Flooring •


5.2 (1) Some of the attic insulation isonly 7 inches deep around the stair. Theinsulation installer certified that theminimum thickness should not be lessthan 10.25 inches. (2009 InternationalEnergy Conservation Code, Section402.2)

5.2 Item 1(Picture)

5.2 (2) Attic pull down stair ismissing a baffle around the opening toprevent the insulation from falling intothe living area of the house. A woodframed or equivalent baffle or retainer isrequired to be provided when loose fillinsulation is installed, the purpose ofwhich is to prevent the loose fillinsulation from spilling into the livingspace when the attic access is opened,and to provide a permanent means ofmaintaining the installed R-value of theloose fill insulation. (2009 InternationalEnergy Conservation Code, Section402.2.3)

5.2 Item 2(Picture)

6. 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:Poured Concrete

Floor Structure:Wood I-Joist

Wall Structure:Wood Studs

Roof Structure:Engineered wood trusses

IN NI NP RR

6.0 Foundation Wall •

6.1 Basement •

6.2 Floor Framing •

6.3 Wall Framing • •

6.4 Roof Framing • •


6.3 Basement has LVL beams that has been notched at the ends and the supporting studs have been spliced.Have the builder's engineer issue a letter stating both are adequate for the loads they support. (2012 InternationalResidential Code R601.2)


7. 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 Board

Wall Material:Drywall/Gypsum Board

Floor Covering(s):CarpetWood

Window Types:Single-hungThermal/InsulatedTilt feature

Window Material:Vinyl

IN NI NP RR

7.0 Floor •

7.1 Walls •

7.2 Ceilings •

7.3 Steps, Stairways, Balconies and Railings •

7.4 Fireplace • •

7.5 Windows (representative number) •

7.6 Doors (representative number) • •


7.4 Gas logs did not light whentested. Have the builder demonstrate thelogs work properly.

7.4 Item 1(Picture)

8. Bathrooms

IN NI NP RR

8.0 Ventilation •

8.1 Fixtures •

8.2 Ceramic Tile •


7.6 (1) Downstairs bath door will notclose and needs minor adjusting.

7.6 Item 1(Picture)

7.6 (2) Basement door sticks andneeds minor adjusting.

7.6 Item 2(Picture)

9. Garage/Carport

IN NI NP RR

9.0 Garage Access •

9.1 Garage Overhead Doors •

9.2 Garage Door Operators •

9.3 Garage Floor •

9.4 Garage Firestopping •

9.5 Garage Attic Access •

9.6 Occupant Door (from garage to inside of home) •


10. 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:Stone

IN NI NP RR

10.0 Cabinets •

10.1 Countertops •

10.2 Appliances • •


11. 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.

10.2 Dishwasher door is hard to close.

Styles & Materials

Electrical Service Conductors:Under ground

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:BasementDownstairs bathKitchen

IN NI NP RR

11.0 Main Service •

11.1 Location of Electrical Panel(s) •

11.2 Panel Boxes •

11.3 Receptacles •

11.4 Lighting •

11.5 Wiring •

11.6 GFCI •

11.7 AFCI • •

11.8 Smoke Detectors/Carbon Monoxide Detectors •


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.

11.1 (1) Electrical main disconnect (shut-off) is located outside at the electrical meter (for your information).

11.1 (2) Electrical panel box is located in the basement.

11.7 Basement electrical outlets arenot protected by an AFCI - arc faultcircuit interrupter. (2005 NEC 210-12)

11.7 Item 1(Picture)

12. 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:Polyethylene

Water Distribution Piping:Polyethylene

Water Main Shut-off Location:Basement front wall.

Plumbing Waste:PVC

Waste Disposal:Public SewerPer Buyer

Water Heater Power Source:Gas

Water Heater Capacity:50 Gallon

Water Heater Location:Garage

Gas Main Shut-off Location:Exterior Gas Meter

IN NI NP RR

12.0 Drainage System •

12.1 Water Supply System •

12.2 Fixtures •

12.3 Water Heaters •

12.4 Water Piping • •


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.

13. 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

Energy Source:Gas

Heat Type:Forced Air Furnace

Ductwork:Flex Ducts

12.4 Exposed water pipes are not insulated in the basement ceiling. Since the water piping is outside theconditioned envelope (heated area) of the house, it could get cold enough to freeze the pipes. Water, soil and wastepipes shall not be installed outside of a building, in attics or crawl spaces, concealed in outside walls, or in any otherspace subject to freezing temperatures unless adequate provision is made to protect such pipes from freezing byinsulation or heat or both. (2006 International Plumbing Code Sect. 305.6)



Filter Type:Disposable

Filter Size:16x25

IN NI NP RR

13.0 Heating Equipment •

13.1 Normal Operating Controls •

13.2 Automatic Safety Controls •

13.3 Distribution System • •

13.4 Venting •


14. 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

14.0 Cooling Equipment • •

14.1 Normal Operating Controls •


13.3 Basement bathroom is missinga heat source. (2012 InternationalResidential Code R303.8)


15. Recommendations After Moving InRecommend further evaluation and repair as needed by a qualified professional.

IN NI NP RR

15.0 Recommendations After Moving In •


14.0 Could not turn down the airconditioning below 75 degrees.


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

15.0 (2) 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.

15.0 (3) 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.

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

15.0 (5) 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.

15.0 (6) Recommend testing all ground fault circuit interrupters and arch fault circuit interrupters once a year.

15.0 (7) Recommend testing water heater temperature and pressure relief valves once a year.

16. RecallChek

Styles & Materials

Dishwasher:GENERAL ELECTRICModel # : GDT580SSF0SS

Garbage Disposer:IN SINK ERATORModel # : 1-87

Microwave/Exhaust Fan:GENERAL ELECTRICModel # : PVM9195F1SS

Microwave/Exhaust Fan:GENERAL ELECTRICModel # : PVM9195F1SS

Oven:GENERAL ELECTRICModel # : JT5500SF2SS

Range/Cooktop:GENERAL ELECTRICModel # : PGP953SET1SS

Refrigerator:GENERAL ELECTRICModel # : GSE26GSECCSS

Water Heater:RHEEMModel # : PROG50-38N RH58

Air Conditioning:CARRIERModel # : CA13NA060-C

Heating System:CARRIERModel # : 58STA110-22

IN NI NP RR

16.0 Recall Check •


17. Positive Items

IN NI NP RR

17.0 Positive Items •


16.0 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.

17.0 (1) House is on a cul-de-sac.

17.0 (2) Wooded backyard for privacy.

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

17.0 (4) Exterior has synthetic stone and fiber cement siding which will never decay.

17.0 (5) Attic has TechShield radiant barrier on the underside of the roof sheathing.

17.0 (6) Insulated double pane windows with tilt-sash for easy cleaning.

17.0 (7) Vinyl windows are the most energy efficient.

17.0 (8) Each finished floor has a separate heating and cooling system thermostat.

17.0 (9) Master bedroom has a trey ceiling.

17.0 (10) Master bath has a garden bathtub.

17.0 (11) Bathrooms, kitchen, garage, basement and exterior electrical receptacles are protected by ground faultcircuit interrupters for your safety.

17.0 (12) Electrical light and receptacle circuits are protected by arch fault circuit interrupters located in theelectrical panel box. This prevents electrical cords from arching and starting fires.

17.0 (13) Fireplace with gas logs.

17.0 (14) Kitchen has a built-in microwave.

17.0 (15) Kitchen has a double oven.

17.0 (16) Kitchen has stone countertops.

17.0 (17) Kitchen has a garbage disposal.

17.0 (18) Kitchen has a pantry.

17.0 (19) Vented kitchen exhaust fan.

17.0 (20) Toilets are 1.6 gallon per flush which are water savers.

17.0 (21) Hardwood floors.

17.0 (22) Poured concrete foundation walls.

17.0 (23) Full unfinished basement with finished bath.

Documents

BUILDING ANALYSIS REPORT · BUILDING ANALYSIS REPORT July 25, 2014 John Doe 1234 Smith Road Atlanta, Georgia 30310 Agent: Ausker and Barbara Morris AT Morris Realty Group, Inc. 3162