Southern Family Home Inspectionssouthernfamilyhomeinspections.townsquareinteractive.com/...issues or concerns listed in this Electrical section should be construed as current and a

Southern Family Home InspectionsProperty Inspection Report

Cover Page

123 Sweet Tea Ln, Peachtree, Ga 30270Inspection prepared for: Southern Family Date of Inspection: 3/22/2017 Time: 2:00

Age of Home: 17 Yrs Size: 1952 Sq Ft Weather: Cloudy 58 Deg

Inspector: David ThomasonPhone: 770-580-5718

Email: Inspector@southernfamilyhomeinspections.comSouthernfamilyhomeinspections.com

Southern Family Home Inspections 123 Sweet Tea Ln, Peachtree, Ga

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Introduction: We appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Call us after you have reviewed your report, so we can go over any questionsyou may have. Remember, when the inspection is completed and the report is delivered, we are stillavailable to you for any questions you may have throughout the entire closing process. Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspectionof the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed; thisreport will focus on safety and function, not current code. This report identifies specific non-code,non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that qualified contractors evaluate and repairany critical concerns and defects. Note that this report is a snapshot in time. We recommend thatyou or your representative carry out a final walk-through inspection immediately before closing tocheck the condition of the property, using this report as a guide. Listed Below Are The Meanings Of The Ratings Used For Each Inspection Item Good: Refers to functional or sound items at the time of inspection, Item is performing its intendedfunction..None: Item did not exist in the structure at time of inspection. N/I: The item/system was Not Inspected due to safety concerns, inaccessibility and/or concealmentor seasonal conditions. Fair : The item/system was marginally acceptable. (It performed its designed function at the time ofthe inspection. However, due to age and/or deterioration, it will likely require early repair orreplacement). Poor: Items which are in need of repair or replacement. Items are not performing intended function.


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Report Summary Report Summary

The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expense to correct or items I would like to draw extra attentionto. The summary is not a complete listing of all the findings in the report, and reflects the opinion ofthe inspector. Please review all pages of the report as the summary alone does not explain all of theissues. All repairs should be done by a qualified professional. I recommend obtaining a copy of allreceipts, warranties and permits for the work done.RoofPage 6 Item: 3 Chimney • On side of chimney there is a vent with no cover. A cover will

need to be installed.Page 7 Item: 7 Gutter • Gutter at back porch door is sagging. It will need to be

reattached.Exterior AreasPage 8 Item: 1 Doors • The kick plate at rear patio door is missing. Recommend

having one installed.Interior AreasPage 14 Item: 13 Window Condition • Fog/condensation observed in thermopane windows. This is

an indication of a failed seal. Recommend review for repair orreplacement as necessary at two window. One in masterbedroom and the other in dining room at the lower section ofwindows.

Water HeaterPage 20 Item: 6 TPRV • Temperature Pressure Release (TPR) valve and discharge

pipe is leaking. Recommend replacing.Heating System #1Page 22 Item: 6 Air Supply • The return air supply duct is very dirty and needs

professionally cleaned.Page 23 Item: 8 Filters • Furnace filter dirty. Needs replacement.


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Inspection Details A Home Inspection is a non-invasive visual examination of a residential dwelling, performed for a fee,which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or otheressential systems or portions of the home, as identified and agreed to by the Client and Inspector,prior to the inspection process.A home inspection is intended to assist in evaluation of the overall condition of the dwelling. Theinspection is based on observation of the visible and apparent condition of the structure and itscomponents on the date of the inspection and not the prediction of future conditions.A home inspection will not reveal every concern that exists or ever could exist, but only thosematerial defects observed on the day of the inspection.A material defect is a condition with a residential real property or any portion of it that would have asignificant adverse impact on the value of the real property or that involves an unreasonable risk topeople on the property. The fact that a structural element, system or subsystem is near, at or beyondthe end of the normal useful life of such a structural element, system or subsystem is not by itself amaterial defect.An Inspection report shall describe and identify in written format the inspected systems, structures,and components of the dwelling and shall identify material defects observed. Inspection reports maycontain recommendations regarding conditions reported or recommendations for correction,monitoring or further evaluation by professionals, but this is not required.1. Attendance

In Attendance: Client present

2. Home TypeHome Type: Single Family Home

3. OccupancyOccupancy: Vacant


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Grounds Inspectors shall inspect adjacent or entryway walkways, patios, and driveways; vegetation, grading,surface drainage, and retaining walls that are likely to adversely affect the building.

1. GradingGood Fair Poor N/I None

X

2. Patio and Porch DeckGood Fair Poor N/I None

X

3. Stairs & HandrailGood Fair Poor N/I None

X

4. Driveway and Walkway ConditionGood Fair Poor N/I None

XMaterials: Concrete driveway noted. • Concrete sidewalk noted.

5. Fence ConditionGood Fair Poor N/I None

X

6. Landscapes ObservationsGood Fair Poor N/I None

X

7. Gate ConditionGood Fair Poor N/I None

X

8. Main Gas Valve ConditionGood Fair Poor N/I None

XMaterials: West side.

9. PlumbingGood Fair Poor N/I None

X X

10. Water PressureGood Fair Poor N/I None

X

11. Pressure RegulatorGood Fair Poor N/I None

X


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12. Exterior Faucet ConditionGood Fair Poor N/I None

X

13. BalconyGood Fair Poor N/I None

X

14. Patio EnclosureGood Fair Poor N/I None

X

15. SprinklersGood Fair Poor N/I None

X


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Roof As with all areas of the house, we recommend that you carefully examine the roof immediately priorto closing the deal. Adequate attic ventilation, solar / wind exposure, and organic debris all affect thelife expectancy of a roof. Always ask the seller about the age and history of the roof. My evaluationof the roof is to determine if portions are damaged, missing and/or deteriorating and subject topossible leaking. Portions of the underlayment, decking, and flashing are hidden from view andcannot be evaluated by my visual inspection. My review is not a guarantee nor a certification againstroof leaks. The only way to determine whether a roof is absolutely water tight is to observe it during aprolonged rainfall. Normally, this situation is not present during our inspection. I do not inspect forhail damage as this can only be done by and expert except in the most severe cases. I do not makeany repair/replacement estimates. This can only be done by a qualified roofing contractor. Irecommend any roof repairs/replacements be performed by a qualified roofing contractor. 1. Roof ConditionGood Fair Poor N/I None

XMaterials: Inspected from walking roof.Materials: Asphalt shingles noted.

2. FlashingGood Fair Poor N/I None

X

3. ChimneyGood Fair Poor N/I None

XObservations:• On side of chimney there is a vent with no cover. A cover will need to beinstalled.

4. Sky LightsGood Fair Poor N/I None

X

5. Spark ArrestorGood Fair Poor N/I None

X


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6. Vent CapsGood Fair Poor N/I None

X

7. GutterGood Fair Poor N/I None

XObservations:• Gutter at back porch door is sagging. It will need to be reattached.


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Exterior Areas This section describes the exterior wall coverings and trim. Inspectors are required to inspect theexterior wall coverings, flashing, trim, all exterior doors, the stoops, steps porches and theirassociated railings, any attached decks and balconies and eaves, soffits and fascias accessible fromground level.

1. DoorsGood Fair Poor N/I None

XObservations:• The kick plate at rear patio door is missing. Recommend having oneinstalled.

2. Window ConditionGood Fair Poor N/I None

XObservations:• There are no window screens.

3. Siding ConditionGood Fair Poor N/I None

X

4. Eaves & FaciaGood Fair Poor N/I None

X

5. Exterior PaintGood Fair Poor N/I None

X

6. StuccoGood Fair Poor N/I None

X


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Interior/Exterior Electrical This report describes the amperage and voltage rating of the service, the location of the maindisconnect and any sub panel(s), the presence of solid conductor aluminum branch circuit wiring, thepresence or absence of smoke detectors and wiring methods. Inspectors are required to inspect theviewable portions of the service drop from the utility to the house, the service entrance conductors,cables and raceways, the service equipment and main disconnects, the service grounding, theinterior components of the service panels and sub panels, the conductors, the over-currentprotection devices (fuses or breakers), ground fault circuit interrupters and a representative numberof installed lighting fixtures, switches and receptacles. Inoperable light fixtures often lack bulbs orhave dead bulbs installed. Light bulbs are not changed during an inspection, but I do try anddetermine if the switch and light are power active using a tester. Low voltage systems, securitysystems, telephone systems, cable TV/satellite systems, and intercom systems are not inspected. Allissues or concerns listed in this Electrical section should be construed as current and a potentialpersonal safety or fire hazard. Repairs should be a priority, and should be made by a qualifiedlicensed electrician.

1. Electrical PanelGood Fair Poor N/I None

XLocation: Exterior of structure.Location: Located in the garage.

2. Main Amp BreakerGood Fair Poor N/I None

XObservations:• 150 amp

3. Breakers in off positionGood Fair Poor N/I None

XObservations:• 0

4. Cable FeedsGood Fair Poor N/I None

XObservations:• There is an underground service lateral noted.

5. WiringGood Fair Poor N/I None

XMaterials: Copper non-metallic sheathed cable noted.

6. BreakersGood Fair Poor N/I None

X

7. FusesGood Fair Poor N/I None

X

8. Smoke DetectorsGood Fair Poor N/I None

XObservations:• Number Of Smoke Detectors: 2

9. Switches And FixturesGood Fair Poor N/I None

X


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10. Door BellGood Fair Poor N/I None

X

11. Ceiling FansGood Fair Poor N/I None

X

12. Electrical OutletsGood Fair Poor N/I None

X

13. GFCIGood Fair Poor N/I None

X

14. Carbon Monoxide DetectorsGood Fair Poor N/I None

X


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Attic This report describes the method used to inspect any accessible attics; and describes the insulationand vapor retarders used in unfinished spaces when readily accessible and the absence of insulationin unfinished spaces at conditioned surfaces. Inspectors are required to inspect insulation and vaporretarders in unfinished spaces when accessible and passive/mechanical ventilation of attic areas, ifpresent.There are basically two types of attics: full and crawl type. A full attic usually has a floor andadequate space for someone to easily walk around. A crawl attic is usually not floored and hasrestricted access due to low clearances and deep insulation. Limits of review are determined by typeof attic. Water stains around roof penetrations such as chimneys, plumbing and heating vents arevery common. Many times, it is difficult to determine if these stains are active as the roof sheathingcannot always be fully visually inspected due to low clearances and cathedral roof construction,therefore, my review is not a guarantee nor a certification against roof leaks. Insulation in the attic isone of the best ways to improve energy/efficiency. I measure insulation by thickness. The greater thethickness, the more resistance to heat loss.

1. AccessGood Fair Poor N/I None

XObservations:• Pull Down Ladder located in: Garage

2. StructureGood Fair Poor N/I None

X

3. VentilationGood Fair Poor N/I None

XObservations:• Under eave soffit inlet vents noted.• Ridge exhaust venting noted.• Gable louver vents noted.

4. Vent ScreensGood Fair Poor N/I None

X

5. Insulation ConditionGood Fair Poor N/I None

XMaterials: Loose fill insulation noted.Depth: Insulation averages about 12-14 inches in depth. R30

6. ChimneyGood Fair Poor N/I None

X

7. Exhaust VentGood Fair Poor N/I None

XObservations:• Loose connections from master bathroom exhaust vent.


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Garage Attached garages should be separated from common walls/ceilings of the house by a proper fireresistant wall/ceiling and a fire resistant door. This is to slow the migration of any smoke, fumes, orfire from entering the house in the event of a fire in the garage. Determining the heat resistancerating of firewalls is beyond the scope of this inspection. Installation of a self closer on the fire doorbetween the garage and the house is a good safety enhancement. Unfinished garages will typicallyrequire a sprinkler system for fire protection depending on the age of the house. Sprinkler systemsare beyond the scope of this inspection and are merely noted as present or not installed. Irecommend that all garage drive doors be equipped with a safety reverse device to reverse thedirection of the door if it should meet any resistance on the way down (important where children orsmall animals are present). Some older garage door openers may not have these safety devicespresent and they may not have been required when the home was built. You should considerupgrading if not already present. Garage doors require maintenance annually as they are the largestmoving item in the house. Proper maintenance will help keep door operation safe. Also the remotes,normally kept in the car, are NOT tested on a home inspection. Make sure you get the remote(s)from the seller before they are gone and verify that they work

1. Floor ConditionGood Fair Poor N/I None

XMaterials: Painted concrete floors noted.Observations:• Common cracks noted. Appears to be no structural issue.

2. Rafters & CeilingGood Fair Poor N/I None

X

3. Garage Door ConditionGood Fair Poor N/I None

X

4. Garage Door PartsGood Fair Poor N/I None

X

5. Garage Opener StatusGood Fair Poor N/I None

XObservations:• Screw drive opener noted.

6. Garage Door's Reverse StatusGood Fair Poor N/I None

X

7. WallsGood Fair Poor N/I None

X

8. Anchor BoltsGood Fair Poor N/I None

XObservations:• The anchor bolts were not visible.


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Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms,Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist ofhallways, foyer, and other open areas. Within these areas the inspector is performing a visualinspection and will report visible damage, wear and tear, and moisture problems if seen. Personalitems in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert shouldbe consulted if you would like further testing.

1. BarGood Fair Poor N/I None

X

2. CabinetsGood Fair Poor N/I None

X

3. ClosetsGood Fair Poor N/I None

X


X

5. Security BarsGood Fair Poor N/I None

X

6. Stairs & HandrailGood Fair Poor N/I None

X

7. Window-Wall AC or HeatGood Fair Poor N/I None

X

8. Ceiling ConditionGood Fair Poor N/I None

X

9. Patio DoorsGood Fair Poor N/I None

X

10. Screen DoorsGood Fair Poor N/I None

X


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11. Wall ConditionGood Fair Poor N/I None

XMaterials: Drywall walls noted.

12. FireplaceGood Fair Poor N/I None

XMaterials: Living RoomMaterials: Prefabricated "zero clearance" fireplace noted.Observations:• **Gas Fireplaces**

13. Window ConditionGood Fair Poor N/I None

XObservations:• Fog/condensation observed in thermopane windows. This is an indicationof a failed seal. Recommend review for repair or replacement as necessaryat two window. One in master bedroom and the other in dining room at thelower section of windows.

14. Main Water Shut-OffGood Fair Poor N/I None

XObservations:• Location: Garage


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Bathrooms Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets.Because of all the plumbing involved it is an important area of the house to look over. Moisture in theair and leaks can cause mildew, wallpaper and paint to peel, and other problems. The homeinspector will identify as many issues as possible but some problems may be undetectable due toproblems within the walls or under the flooring. My focus in bathrooms is directed at identifyingvisible water damage and/or problems. I may not always mention common minor faults such as stuckstoppers or dripping faucets. Shower pans are visually inspected for leakage, but leaks often do notshow except when the shower has the weight of a person in it and is in actual use. Determiningwhether shower pans and tub/shower surrounds are water tight is beyond the scope of thisinspection. It is very important to maintain all grout and calking in the bath areas. Minor imperfectionsin calking and grout can allow water/moisture penetration into the wall/floor areas and causedamage, which is not always visible to the inspector. Shower heads/faucets and drain stoppers, aswith most mechanical fixtures will require repair and replacement at some point in time. I cannotpredict future failure of these items. All bathrooms are reported in this section.

1. LocationsLocations: Master Bathroom • Main Floor Bathroom


X

3. CountersGood Fair Poor N/I None

XObservations:• Plastic laminate tops noted.


X

5. MirrorsGood Fair Poor N/I None

X


X

7. ShowersGood Fair Poor N/I None

X

8. Shower WallsGood Fair Poor N/I None

X

9. Bath TubsGood Fair Poor N/I None

XObservations:• Tub


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10. EnclosureGood Fair Poor N/I None

X

11. SinksGood Fair Poor N/I None

X

12. ToiletsGood Fair Poor N/I None

X


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Kitchen The kitchen inspection is a combination of visual and functional. Built-in appliances are operated ifpower is supplied and on at time of inspection. Oven self or continuous cleaning operations, clocks,service lights, timer devices, thermostat accuracy, and freezers/refrigerators are not inspected ortested during the inspection. Calibrations to cooking systems are not evaluated nor life expectancesgiven to dishwashers or other appliances. Portable dishwashers are not inspected, as they requireconnection to facilitate testing. Built-in dishwashers can fail at any time due to their complexity. Myreview is to determine if the system operates in a normal manner and is free of leaks and excessivecorrosion at the time of the inspection. If the unit is operable and has power supplied, my inspectionis limited to operating the unit in the normal wash cycle only. There is a time period between listing ofthe property and possession by the purchaser that varies greatly. Seals, gaskets and hoses canbecome dried out or brittle when left unoperated over a period of time. You are advised to operate allappliances, plumbing, sinks and faucets at final walk through. I cannot predict failure at any specificpoint in time.


X

2. CountersGood Fair Poor N/I None

X

3. DishwasherGood Fair Poor N/I None

XObservations:• Manufacturer: Frigidaire• Operated.

4. Garbage DisposalGood Fair Poor N/I None

X

5. MicrowaveGood Fair Poor N/I None

X

6. Cook top conditionGood Fair Poor N/I None

XObservations:• Manufacturer: Frigidaire• Gas cook top noted.

7. Oven & RangeGood Fair Poor N/I None

XObservations:• Manufacturer: Frigidaire• Oven: gas burners

8. SinksGood Fair Poor N/I None

X


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9. Trash CompactorGood Fair Poor N/I None

X

10. Vent ConditionGood Fair Poor N/I None

XMaterials: Recirculating

11. RefrigeratorGood Fair Poor N/I None

XMaterials: Refrigerator Manufacturer: Refrigerator Manufacturer: Frigidaire


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Laundry Laundry appliances are not tested or moved during the inspection and the condition of any walls orflooring hidden by them cannot be inspected. Laundry rooms on second floor or finished interiorareas should have a pan with a drain line to exterior installed under the washing machine to preventpossible water damage from leakage. Reinforced supply hoses are highly recommended instead ofstandard rubber hoses to prevent possible leaks/flooding. When out of town you should alsoconsider turning off the water to the washing machine.

1. LocationsLocations: East side of house.

2. Dryer VentGood Fair Poor N/I None

X

3. Gas ValvesGood Fair Poor N/I None

X

4. Wash BasinGood Fair Poor N/I None

X


X


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Water Heater 1. BaseGood Fair Poor N/I None

XObservations:• 2013

2. Heater EnclosureGood Fair Poor N/I None

X

3. CombusionGood Fair Poor N/I None

X

4. VentingGood Fair Poor N/I None

X

5. Water Heater ConditionGood Fair Poor N/I None

X

6. TPRVGood Fair Poor N/I None

XObservations:• Temperature Pressure Release (TPR) valve and discharge pipe is leaking.Recommend replacing.

7. Number Of GallonsGood Fair Poor N/I None

XObservations:• 50 gallons

8. Gas ValveGood Fair Poor N/I None

X


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XMaterials: Copper

10. Overflow ConditionGood Fair Poor N/I None

XMaterials: Copper

11. StrappingGood Fair Poor N/I None

X


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Heating System #1 Evaluation of the heating system is both visual and functional provided power and fuel is supplied tothe component. I am unable to inspect furnace heat exchangers for evidence of cracks or holes, asthis can only be done by dismantling the unit. This is beyond the scope of this general homeinspection. Most furnaces are designed in such a manner that inspection is almost impossible. Theinspector cannot light pilot lights or restore fuel to appliances. Safety devices are not tested by theinspector. Thermostats are not checked for calibration or timer functions. Adequacy/sizing, efficiencyor 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. Werecommend you evaluate these systems before closing. Subjective judgment of system capacity isnot a part of the inspection. Normal servicing and maintenance is recommended on a yearly basisand is recommended before closing if you plan to purchase a home warranty.

1. Heater ConditionGood Fair Poor N/I None

XLocation: Location: AtticHeater Type:• Type: Gas fired forced hot air.• Est. Age: Year 2000

2. Heater BaseGood Fair Poor N/I None

X

3. EnclosureGood Fair Poor N/I None

X

4. VentingGood Fair Poor N/I None

X

5. Gas ValvesGood Fair Poor N/I None

X

6. Air SupplyGood Fair Poor N/I None

XObservations:• The return air supply duct is very dirty and needs professionally cleaned.


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7. RegistersGood Fair Poor N/I None

X

8. FiltersGood Fair Poor N/I None

XObservations:• Furnace filter dirty. Needs replacement.

9. ThermostatsGood Fair Poor N/I None

X

10. Carbon Monoxide TestGood Fair Poor N/I None

X

11. Efficiency(Efficiency cannot be checked if exterior ambient temperature is 80F or above)Good Fair Poor N/I None

X


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AC Unit #1 My evaluation of the air conditioning systems is both visual and functional provided power and fuel issupplied to the component. I am not equipped to inspect the compressor for evidence of cracks orholes, as this can only be done by dismantling the unit. Safety devices are not tested by theinspector. Thermostats are used to check the system only and are not checked for calibration ortimed functions. Adequacy/sizing, efficiency or the even distribution of air throughout a buildingcannot be addressed by a visual inspection. I do not perform pressure tests on coolant systems,therefore, no representation is made regarding coolant charge or line integrity. Subjective judgmentof system capacity is not a part of the inspection. Normal servicing and maintenance isrecommended on at least a yearly basis and should be scheduled before closing if you plan topurchase a home warranty.

1. AC Unit & Compress ConditionGood Fair Poor N/I None

XCompressor Type: Manufacturer: Lennox • Model: 13ACX-036-230-17 •Serial Number: 1914E50100 • Year: 2014 • Amps: 150Observations:• The air conditioner did not operate properly. Recommend HVAC contractorevaluate the system.

2. Refrigerant LinesGood Fair Poor N/I None

X

3. Air SupplyGood Fair Poor N/I None

X

4. RegistersGood Fair Poor N/I None

X

5. FiltersGood Fair Poor N/I None

X

Documents

Southern Family Home Inspectionssouthernfamilyhomeinspections.townsquareinteractive.com/...issues or concerns listed in this Electrical section should be construed as current and a