AmeriSpec Inspection Services Cover Page
Home Inspection Report
1234 Your Street , Metro Atlanta, GA 30064 Inspection prepared for: John and Jane Doe Date of Inspection: 1/1/2014 Time: 10:00 AM Age of Home: 27 yrs old - Size: 2712 Sq Ft Weather: Clear and Cold Inspector: Mike Ogle ASHI # 300289
Notice to third parties: This is a Confidential Report prepared for our client only. It is not transferable, Any Third party use is Prohibited ©2013 AmeriSpec, Inc. AmeriSpec is a registered trademark of AmeriSpec, Inc.
AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
General Information Ratings and how to view this report This report uses a check box style ratings system with narratives to describe our opinion of the condition of items and components in your home. We try whenever possible to include a narrative and photograph of an item. There are many systems in a home that if functioning properly do not warrant the use of a narrative which is why we use this ratings system. You as the homeowner can view this report and be sure that a system has been inspected, and opinion given on its condition. The following is an explanation of our ratings system: OK: Serviceable. This item was inspected and appears to be function normally at the time of the inspection. N/I: Not Inspected. These items were not inspected, and we make no representations as to whether or not it is functioning. Maint: Maintenance comment. The item was inspected and found to be deficient in some respect or in the inspector opinion maintenance needs to be performed. Items with this heading usually appear in our summary report, unless very minor. Many times these are normal maintenance items where maintenance has been deferred and is needed. R/R/R: Needs review, repair or replacement: This item was inspected and found to have deficiencies, it may not operate properly, may have been installed incorrectly, or it may be a health or safety hazard. Or in the inspectors opinion it is near or at the useful life. These items are listed in the summary report.
General Information about our Home inspections Our home inspection is intended to assist the buyers ( our clients ) in the evaluation of the overall condition of the home. We offer our opinion on the homes overall condition. Our inspection is performed to the ASHI standards of performance for home inspectors, All items designated for inspection by the ASHI standards are inspected and are satisfactory unless otherwise noted in this report. A copy of the ASHI standard is available at www.homeinspector.org/documents/standards.pdf. It is common for clients to assume more items are inspected than actually are: we do not inspect lawn sprinklers, central vacuums, ice makers, refrigerators, washers or dryers, or many other specialized items inside the home. We do not inspect any low voltage items, phones Cable TV alarms etc. For a list of what is inspected refer to the ASHI standards.
We do not inspect for environmental hazards, mold, radon gas, asbestos, Lead paint, Carbon Monoxide etc. These are all outside the scope of this inspection. It is not possible to find every possible defect in this home during a standard home inspection, as our inspection is not technically exhaustive.
Lets talk about pictures in the report we use pictures to help explain what it is we see and the condition of the home. NOT ALL defects have pictures nor are all pictures of defects. Our report is a snapshot of the condition on the day of the inspection. We are not responsible for future failures, this is not a warranty, all mechanical items can fail at any time.
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AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
1. Property Information • This is a 1 story ranch single family home on a slab • Buyers & buyers agent were present for the inspection. • The property was occupied at the time of the inspection, Access to some items such as electrical outlets, windows, wall and floor surfaces, and cabinet interiors may be restricted by furniture or personal belongings. We do not move personal items, such items are excluded from out inspection. • The home has three bedrooms and two and a half bathrooms. • No radon test was performed. The EPA recommends all home buyers have an indoor radon test conducted, as part as the home buying process. Radon is a class A carcinogen. • We do not inspect trees, shrubbery or fencing unless any defect noted may adversely impact the building
Roof Our evaluation of the roof is from the ground using binoculars, and is to determine if surface areas are missing and/or damaged and therefore subject to possible leaking. Portions of the roof, including underlayment, decking and some flashing are hidden from view and cannot be evaluated by a visual inspection. Small Hail exposure is common in this area and we do not comment on it, if it has not resulted in significant damage or has not altered the condition of the roof. Extreme weather, heavy rains, or tropical storms may cause water leaks that are not evident at the time of the inspection and does not fall within the scope of this inspection.
1. Roof conditions OK
✔
N/I
N/P
Maint
R/R/R
• Roof was visually inspected from accessible points on the interior and/or exterior, from the ground we used 8x56 field glasses. Some roofs can be damaged by walking on them, and others are hazardous to walk on due to slope or age. Since the roof was not mounted this limits our review. Materials: • Asphalt Composition Shingles Observations: 1.1. Roof shows normal wear for its age and type. Normal life for this grade of shingles (often referred to as a 20 year shingle) in this area is 15-17 years. No damage, deterioration, or missing roofing materials noted. 1.2. Debis noted on roof and at valleys. We recommend removing debris to allow for proper drainage and to prevent deterioration of roofing materials. 1.3. Roof appears to be a recent replacement, properly installed and is approximately 2 to 3 years old
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AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
Debris on roof in valley
2. Roof Flashing Condition OK
N/I
N/P
Maint
R/R/R
✔
Observations: 2.1. Flashing is not completely visible, unable to determine all types and conditions.
3. Boot Condition OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Rubber
4. Skylight Condition OK
✔
N/I
N/P
Maint
R/R/R
Observations: 4.1. Skylights are intact. No visible signs of defects at the time of the inspection.
Exterior
Page 3 of 36
AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
1. Hard Surface Conditions OK
N/I
N/P
Maint
R/R/R
✔
Driveway: • Concrete Walkway: • Concrete Observations: 1.1. Common cracks observed in surfaces of driveway and walks, these are primarily a cosmetic concern. No immediate action is recommended, however we suggest sealing all cracks in surfaces to prevent water penetration as a routine maintenance effort. 1.2. Evidence of repair noted.
Cracks in drive way
2. Exterior Wall Condition OK
N/I
N/P
Maint
✔
R/R/R
Materials: • Brick on front and sides hardboard siding at the rear Observations: 2.1. The caulk has cracked at joints where siding is connected. Caulk is needed to prevent moisture intrusion, this is normal maintenance. 2.2. Areas of minor damage noted. 2.3. Minor cracking in brick veneer noted. This is normally not a serious concern. Buyer is advised to monitor this condition and consult with a qualified contractor should condition worsen. 2.4. Sag in lintel noted at brick ledge at garage due to span appears to be mostly cosmetic, monitoring is recommended, and a mason should be contacted if condition worsens. 2.5. Missing/Deteriorated mortar observed, suggest tuckpointing as necessary.
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AmeriSpec Inspection Services
Sag in lentil over garage door
Evidence of repair
1234 Your Street , Metro Atlanta, GA
Crack in brick at garage
over window front
Missing mortar over window at garage
3. Trim Conditions OK
N/I
N/P
Maint
✔
R/R/R
Materials: • Wood Observations: 3.1. Evidence of repairs observed, unable to determine the effectiveness of these repairs. 3.2. Peeling paint observed, at front windows suggest scraping and painting as necessary. 3.3. Suggest caulking around doors and windows as necessary. And were the brick and wood trim meet 3.4. There is minor water damage to the bottom edge of the right side jamb of the garage door.
Wood softening at garage door trim
Repair as neede
Caulk where trim connects to brick Page 5 of 36
AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
4. Window/Frame Conditions OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Wood Frame • Double Hung • Single Pane Observations: 4.1. Peeling paint observed, suggest scraping and painting as necessary. 4.2. As is common with older wooden windows, some of the windows did not open without restriction, or were painted shut. We recommend buyer ensure one window in every area does open for safe egress and proper ventilation.
Peeling paint and moisture damage to window in front
5. Exterior Door Conditions OK
N/I
N/P
Maint
R/R/R
✔
Materials: • The exterior doors are the correct for exterior applications Observations: 5.1. The keyed dead bolt at the door needs to be changed to a thumb latch operated door as was required by industry standards or safe fire egress.
6. Gutter Condition OK
N/I
N/P
Maint
✔
R/R/R
Materials: • Metal Observations: 6.1. There is minor mechanical damage to the gutter at the right side, repair as needed. 6.2. Drains to underground drain piping which cannot be properly tested in an general home inspection
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AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
Damaged gutters noted
Underground drains
7. Condenser Condition OK
N/I
N/P
Maint
R/R/R
• There is one unit serving the home it is a Trane 4 ton unit and appears to ✔ be 18 years old Observations: 7.1. The condensate drain lines should discharge at least five feet from foundation walls to prevent water from collecting near or against the foundation walls as required by industry standards. Have a licensed HVAC or qualified contractor correct. 7.2. According to the manufacturers specification label the breaker protecting the A/C compressor is not properly sized. A 60 amp breaker is installed at the main breaker panel, and the label indicates a 50 is recommended. Have the breaker down sized to match the manufacturers labeling by a licensed HVAC contractor or electrician. 7.3. The air conditioning is old; near or at the end of its useful service life. Minimal life should be expected from this unit. Normal life in this area for an outside condenser is 12-15 years. This unit is 18 years old.
Condensate drain line
8. Vent Condition OK
N/I
N/P
Maint
R/R/R
✔
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AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
9. Grading Condition OK
N/I
N/P
Maint
R/R/R
✔
Observations: 9.1. There is a low area near the foundation. Have soil installed, sloped, and compacted to prevent water from collecting near or against the foundation wall as required by standard building practice. 9.2. Erosion was noted in the front and at the patio area. Have soil placed back in this area and erosion control installed until effective ground cover can be established. It is recommended that a landscape contractor correct. 9.3. Surface drainage observed standing water in drain at street, we are not able to determine the effectiveness of this system, as it is underground and not visitable
Erosion on on left side
Grade slopes toward foundation
10. Service Conditions OK
✔
N/I
N/P
Maint
R/R/R
Electric: • Electric meter is on the left side Gas Service: • Gas meter is on the right side and the gas shut off is located at the meter
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AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
11. Electrical Conditions OK
N/I
N/P
Maint
R/R/R
✔
Observations: 11.1. A representative number of exterior light fixtures and receptacles were tested. We are not able to determine operation of photoelectric and motion fixtures during daylight hours 11.2. The bases of the exterior lights need to be sealed to the siding and bricks to prevent water entry into the wall cavity and wiring connections.
12. Foundation Type OK
N/I
N/P
Maint
✔
R/R/R
Materials: • Poured Concrete • Slab Observations: 12.1. The slab is viewed where visible. In most cases, some or all of the slab is hidden. The inspector will look for associated clues for distress but our review is limited due to these restrictions. Cracks in the foundation are common and most are not serious and may not be noted. The inspectors knowledge and experience will be used to determine areas of concern. 12.2. Cement parging is flaking/deteriorated at back . Recommend review for repair as necessary.
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AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
13. Retaining Wall Conditions OK
N/I
N/P
Maint
R/R/R
Materials: ✔ • Stone Observations: 13.1. There needs to be some form of a guard installed along the top area of the retaining wall. This is recommended when 30" inches or more above the grade or finished area. This guard needs to be no less than 36" inches in height. 13.2. Wall has settled the rear of house This is an indication that previous settlement has occurred at this location. We are not able to determine when the settlement occurred or if additional settlement is likely. We recommend a landscape contractor review and make corrections as needed. 13.3. Soil has eroded at top of wall section and water collects in this location, resulting in seepage throughout the wall and settlement in the wall at this section, have a landscaper review, and add drainage, dirt as required
Settled
14. Stair Condition OK
N/I
N/P
Maint
✔
R/R/R
Observations: 14.1. Whenever four or more stairs are present a handrail is usually required.
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AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
15. General Exterior Comments OK
N/I
N/P
Maint
R/R/R
✔
Observations: 15.1. Dish TV lines not professionally installed, these are not inspected, have qualified installer remove as needed 15.2. Door bell is located in the front and is operational 15.3. Door bell located at garage is loose and does not operate properly, repair as needed for proper operation. 15.4. The gas line is not rated for outdoor use. Connectors should not connect to another connectors, only one connector is allowed by the manufacturer. Have an HVAC contractor review and correct as needed.
Only one connector allowed
Chimney There are three basic types of chimneys, single walled metal, masonry, and prefabricated metal ones that are commonly referred to as factory-built ones. Masonry and factory-built are commonplace in residential use. Our inspection conforms to industry standards, and is that of a generalist and not a specialist. Significant areas of chimney flues cannot be adequately viewed during a home inspection. Our inspection includes only the items that are readily accessible of the chimney exterior and the only the portions of the chimney connections that are visible, from the fireplace. We inspect for proper clearances, visible obstructions and overall soundest of the chimney structure. For complete details of chimney and the types of inspections specialist perform visit CSIA.org.
1. Chimney Conditions OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Cement fiber lap siding
2. Flue Condition OK
✔
N/I
N/P
Maint
R/R/R
Materials: • Metal
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AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
3. Spark Arrester/Raincap Condition OK
N/I
N/P
Maint
R/R/R
✔
• Rain Cap Present • Screened cap present • Spark arrestor present
Attic Our evaluation of the attic is limited due to lighting, personal storage and accessibility. We do not attempt to enter attics that have less than thirty-six inches of headroom or are restricted by ducts, or in which the insulation obscures the joists, this makes mobility hazardous. These attics are view from access points with a strong light. We do not disturb or move insulation, heavily insulated attics limits our review of wiring, ceiling joists, plumbing and vents, ducts, etc. Water stains around roof penetrations are very common. It is often not possible to determine if these type stains are active, unless they are leaking at the time of the inspection, when stains are present further monitoring is advised. We recommend checking roofing surfaces each spring and fall and after each severe storm. Increasing insulation is a good way to improve the energy efficiency of a your home.
1. Attic Access Conditions OK
N/I
N/P
Maint
R/R/R
✔
Observations: 1.1. Stair to attic does not have a handrail, one should be added for safety 1.2. Damaged walk board at top of stair, repair as needed. This is a trip hazard
Damaged walk board
2. Framing Condition OK
✔
N/I
N/P
Maint
R/R/R
Style: • Rafters
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AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
3. Sheathing Condition OK
N/I
N/P
Maint
R/R/R
✔
Materials: • OSB Oriented Stand Board Observations: 3.1. Staining noted due to failure of previous roofing surface. No evidence of current leakage with new surface. 3.2. Evidence of repairs noted, decking has been replaced in several areas
Prior repair to decking noted
4. Insulation/Venting Conditions OK
N/I
N/P
Maint
✔
R/R/R
Insulation: • Loose Fill Insulation • Current standards for insulation in the attic is R-30- Blown in fiberglass insulation has a rating of 2,5 R per inch. 10 to 13 inches of insulation is approx. R-30 and is recommended in this climate zone. Types of Vents: • Ridge Vents • Soffit Vents Observations: 4.1. Recommend adding additional insulation Older homes even though insulated at the standard of the time are generally under insulated by todays standards
Recommend adding additional insulation
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AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
5. Electrical Conditions OK
N/I
N/P
Maint
R/R/R
✔
Observations: 5.1. Attic electrical is examined where visible. Any electrical components not accessible or visible to the inspector due to access or Insulation cover is not part of the scope of this inspection. This is generally most of the electrical wiring in the attic area 5.2. Open or improper splices were observed. Power vent has been remove, and wiring was left unsecured, wiring should be removed of should be encased in a covered "junction box" . Client is advised to consult with a licensed electrician prior to closing for repairs/replacement as needed to ensure safety.
6. Distribution/Ducting Conditions OK
N/I
N/P
Maint
R/R/R
✔
Style: • Ducts/Registers
7. Attic Comments OK
N/I
N/P
Maint
✔
R/R/R
Observations: 7.1. No current ( new ) water stains noted on the roof decking in the areas of the attic that were accessed or visible by the inspector. Not all areas were accessible. 7.2. Trap noted evidence of rodent activity, recommend asking sellers about past experience with traps and take actions as necessary 7.3. Class b vents should have a 1 inch clearance from attic insulation. A 26 gage sheet metal shield is recommended to provide the proper clearance. FGC 502.4. Maintenance needed 7.4. Bathroom vent fans are improperly venting into attic. Recommend extending fan exhaust to the exterior to prevent damage and/or deterioration from moisture and/or condensation.
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AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
Garage The garage door openers are operated from the standard controls at the wall only, We do not operate remotes or coded switches. Due to accessibility we do not check ceiling receptacles. We recommend safety cables for all spring type garage door openers.
1. Garage Door Comments OK
N/I
N/P
Maint
R/R/R
✔
Type: • Attached two car garage Materials: • Metal Insulated
2. Garage Floor Condition OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Concrete • Floor has been painted this limits our review
3. Garage Walls & Ceiling Condition OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Drywall • The garage walls have been recently painted
4. Fire Safety Conditions OK
N/I
N/P
Maint
✔
R/R/R
Materials: • Wood Solid Core Observations: 4.1. This is an older home, garage firewalls and fire separation were not required when this home was built. However as a safety upgrade we recommend fire separation and 20 minute rated walls and doors be installed 4.2. Fire rating is compromised due to a window in door. This is a safety concern. Door should be changed to a 20 minute door and frame.
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AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
5. Garage Door Opener Condition OK
N/I
N/P
Maint
R/R/R
✔
Observations: 5.1. Safety reverse in place and operational
6. Garage Electrical Condition OK
N/I
N/P
Maint
R/R/R
✔
Observations: 6.1. GFCI in place and operational
7. Garage Comments OK
N/I
N/P
Maint
R/R/R
✔
Observations: 7.1. An automatic lawn sprinkler system was observed in the garage. These are not inspected or tested. This system is beyond the scope of this inspection.
Patio 1. Patio Conditions OK
N/I
N/P
Maint
✔
R/R/R
Patio Material: • Concrete Observations: 1.1. Void noted at patio, dirt is needed. This can be a home for vermin filling and sealing is recommended
Void at patio
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AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
Electrical Our electrical inspection meets the ASHI standards of practice and is done by sampling visibly accessible wiring and fixtures. Determining the actual capacity of the system requires load calculations, which are not within the scope of this report. Underground circuits and concealed components of the system are not inspected. We do not move belongings and do not examine every fixture, outlet, wiring run, etc., nor do we remove insulation, or wall coverings. Covers are not removed, with the exception of the cover of the main electrical panel, when this can be done safely and without risking damage to finish. Much of the wiring in the home is not visible and not reviewed. We use a standard electrical tester to check a sample of outlets. All electrical defects are safety concerns, we will list them in RED and advise the use of a licensed electrician for all repairs and upgrades, prior to close. The National Electric Code (NEC) is not retroactive, therefore many residential systems do not comply with the latest safety standards. We recommend GFCI circuits whenever they are not present, GFCI protection has been required since : 1974 in exterior locations - 1980 in garages; 1978 in bathrooms; 1984 when within 6 feet of a water source; and 1996 at all kitchen receptacles. Arc- Fault protection has been required since 1999 on all Bedroom circuits. Arc faults stop electrical fires. We recommend installing them at every circuit as a safety feature.
1. Main Service Drop Condition OK
N/I
N/P
Maint
R/R/R
✔
Type: • Main Service Drop is underground
2. Panel Condition OK
N/I
N/P
Maint
R/R/R
Panel Information ✔ • The electric panel manufacturer is Federal Pacific • Due to the type of panel the panel cover was not removed Observations: 2.1. The main service is approximately 200 amps, 120 & 240 volts. 2.2. This service panel is a Federal Pacific " Stab-Lok" panel. The breakers in these types of panels have been known to experience failure which can potentially result in a fire. The circuit breakers may fail to trip in response to an over-current or a short circuit. Failure of a circuit breaker to trip can result in a fire due to overheating of the wiring. Replacing the breakers is not considered to be a reliable repair. Recommend this panel be inspected by a licensed and qualified electrical contractor prior to close. Replacement is usually recommended.
Federal Pacific Panel
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AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
3. Main Panel Comments OK
N/I
N/P
Maint
R/R/R
✔
Observations: 3.1. Labeling present on electric circuits locations in the main panel. (These are not checked for accuracy) 3.2. Mismatched breakers noted in panel, these can void the warranty of the panel and are generally not allowed. Have a review by a licensed electrical contractor for correction as needed.
Mismatched breaker
4. Type of Grounding OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Unable to verify grounding due to condition of landscape
5. Smoke detector comments OK
N/I
N/P
Maint
R/R/R
✔
Location: • Smoke alarms are now required at every floor level, in each bedroom, and in hallways serving bedrooms. (R314.3). Homes with Gas appliances or attached garages also require carbon monoxide sensors on all floors with sleeping areas Observations: 5.1. While there are some working smoke detectors in the house at time of inspection, buyer is urged to review newer requirements that require working inter-connected detectors in each bedroom and outside the bedroom and on each level. If the home has an attached garage or uses fossil fuel a carbon monoxide sensor is required near all sleeping rooms. These items are generally mandatory in all municipalities. 5.2. Since your home has gas appliances. We recommend adding Carbon Monoxide detectors on each level where there are sleeping rooms.
Plumbing 1. Main Shutoff Location OK
✔
N/I
N/P
Maint
R/R/R
Location: • Near the water heater Page 18 of 36
AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
2. Supply Line Condition OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Public water source • Copper supply lines Observations: 2.1. No leaks observed at the time of the inspection.
3. Waste System Conditions OK
N/I
N/P
Maint
R/R/R
✔
Type: • Public Waste Materials: • PVC Observations: 3.1. No leaks observed at the time of the inspection. 3.2. Limited inspection of waste lines due to slab construction and most waste lines not visible
4. Plumbing Comments OK
✔
N/I
N/P
Maint
R/R/R
Comments: 4.1. All plumbing components tested well at time of inspection unless otherwise noted.
Water Heater
Page 19 of 36
AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
1. Condition OK
N/I
N/P
Maint
R/R/R
✔
Type: • This is a gas water heater and a shut off valve is provided. Comments: • The temperature pressure release valve is installed on the tank and is not tested. These valves are prone to leak once they are opened. This valve is a safety device to prevent against abnormally high temperatures and pressure. It is rated at 210 degrees and 150 psi. Observations: 1.1. The water heater is located in the Downstairs closet, in laundry room. The water heater type is a natural gas , with 50 gallon capacity. The unit was manufactured by State Select . 1.2. Water heater is about 5 years old . Average life expectancy is about 12-15 years. This can vary based upon maintenance and lifestyle demands 1.3. There needs to be a drain cock installed below the water heater TPR valve to allow water to be drained from the line periodically. Have a licensed plumber install.
Drain cock needed
2. Combustion Chamber Conditions OK
N/I
N/P
Maint
R/R/R
✔
3. Flue Venting Conditions OK
N/I
N/P
Maint
✔
R/R/R
Materials: • Metal Observations: 3.1. There needs to be a fire shield installed on the water heater vent pipe and secured flush to the ceiling above as required.
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AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
Missing collar
Heating Systems The heating and air conditioning are operated with normal controls, except when weather conditions or other circumstances may result in equipment damage. We do not ignite or extinguish solid fuel fires. We cannot observe the interior of flues: fireplace inserts or connections; humidifiers, or electronic air filters. We do not comment on the uniformity or adequacy of heating or cooling supply to various rooms. We do not inspect heat exchangers as these are not accessible. If no service records are present on gas appliances we will recommend service, to clean and tune your gas appliance as a safety concern. Carbon monoxide detectors are recommend for all sleeping areas when gas furnaces are present. The interior of a fireplace flue pipe is seldom fully visible and therefore is not part of this inspection as per the ASHI standard of Practice. If gas starters are present these fixtures will not be lit, only the gas valves are tested. Vent free or Ventless appliances are not tested. We also recommend that fireplace flue(s) be professionally cleaned regularly per industry standards.
1. Heating • Gas forced air
2. Location • There is a Trane Natural Gas furnace located in the attic that serves the home
3. Energy Source OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Natural gas with shutoff valve provided
4. Burner Conditions OK
N/I
N/P
Maint
✔
R/R/R
Materials: • Partially visible Observations: 4.1. The last service date is unknown or no recent service records exist. Have a heating and cooling contractor inspect, clean and service the system. For safety reasons and because this is a gas system. Annual service is recommended.
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AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
5. Vent Condtion OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Metal
6. Duct Condition OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Insulated Flexible Duct
7. Fireplace condition OK
✔
N/I
N/P
Maint
R/R/R
• There is a fireplace located in the Family Room. Type: • Gas starter present, tested serviceable Observations: 7.1. A wood burning fireplace is noted in this home. 7.2. Fireplace appears to have to have been inactive for an extended period of time. 7.3. Minor cracking and deterioration on back fire brick, has been repaired with a refractory cement
Flue has some build up
Repaired
Air Conditioning Our Inspection of the A/C systems is both visual and functional provided power is supplied to the unit. Judging the adequacy of the cooling efficiency of air conditioning is a subjective evaluation, therefore, we only note a poor condition if, in the inspector's opinion, the adequacy seems less than normal. This type of visual inspection does not determine the proper tonnage of A/C equipment needed or if the conditioning equipment is properly sized for the dwelling or matched by brand or Page 22 of 36
AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
capacity. The cooling coils are in a fixed enclosure and therefore are inaccessible and are not inspected. If the outside temperature has not 65 degrees or higher, for the past 24 hours, an Air Conditioning system cannot be tested without possible damage to the compressor. DISMANTLING AND/OR EXTENSIVE INSPECTION OF INTERNAL COMPONENTS IS NOT WITHIN THE SCOPE OF THIS INSPECTION.
1. A/C Condition OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Electric Split System. In a split system the Air Conditioners condensing unit(s) are located outside and away from the air handler unit. Observations: 1.1. Air conditioning could not be inspected due to outside temperature. Activating air conditioning during cool/cold weather can cause serious damage to the system. Buyer is advised to verify satisfactory operation prior to close.
2. Condensate conditions OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Vinyl Tubing Observations: 2.1. There needs to be a removable cleanout cap installed on the cleanout "T" on the condensate drain line in the attic.
Cap needed for lines
3. Air Filter Condition OK
N/I
N/P
Maint
R/R/R
✔
Observations: 3.1. High efficiency Space-Guard air filter installed, the filter should be replaced every 6-12 months.
4. Thermostat Condition OK
✔
N/I
N/P
Maint
R/R/R
• The main floor hallway.
Kitchen Appliance inspection is beyond the scope of the ASHI standards of practice for home inspections, but as a courtesy to our clients, we perform a visual and a operational inspection of all built-in appliances. The appliances listed in this report are turned on for a short time with normal controls, if accessible and power is supplied. Cooking systems are checked for burner operation but not Page 23 of 36
AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
calibration or timers or any special features such as cleaning cycles. Built-in dishwashers are run through a full normal wash cycle to determine if the system free of leaks and corrosion. Cabinets and counter tops are inspected for "major" damage; minor chips cracks and surface scratches are cosmetic issues and are not part of this inspection. Ice maker connections, clocks, timers, selfcleaning functions, non built in appliances, such as microwaves, refrigerators or freezers or appliances in use are not inspected.
1. Kitchen Floor Condition OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Ceramic Tile
2. Kitchen Walls& Ceilings Condition OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Drywall with a granite - Back splash
3. Kitchen Electrical Condition OK
N/I
N/P
Maint
R/R/R
✔
Observations: 3.1. GFCI outlets by sink are operational. Kitchens have two separate circuits. The outlets on the other circuits are not GFCI as required. We recommend upgrading to GFCI in all kitchen receptacles.
4. Kitchen Cabinet Condition OK
N/I
N/P
Maint
R/R/R
✔
5. Counter Conditions OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Granite
6. Kitchen Sink Condition OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Solid Surface
7. Kitchen Faucets OK
N/I
N/P
Maint
R/R/R
✔
8. Traps/Drains/Suply Condition OK
✔
N/I
N/P
Maint
R/R/R
Observations: 8.1. Appears serviceable. No damage noted during the short testing at the time of the inspection.
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AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
9. Appliance conditions OK
N/I
N/P
Maint
R/R/R
✔
• Appliances when tested are only tested for a short period of time. All appliances were serviceable unless otherwise noted • Dishwashers - Serviceable. Our inspection is limited to operating on the normal setting using standard controls. • Built-in Stovetop (electric) • Garbage Disposal - serviceable • Vent Hood (recirculating) • Built in Ovens - Serviceable • Built in microwave - serviceable • Refrigerator present not tested • Connection for ice maker present not tested Observations: 9.1. The dishwasher was serviceable. Our inspection is limited to operating on the normal setting using standard controls. 9.2. Vent fan and light were serviceable at time of inspection 9.3. Built-in microwave ovens are tested using normal controls. Unit was tested and appeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scope of this inspection. 9.4. Exposed improper wiring observed at garbage disposal, shielded cable is recommend, exposed romex wiring is a safety concern, have an electrician make needed corrections for safe operation.
wiring should be in conduit
Laundry 1. Laundry Area Location Location: • Laundry Room on Main Floor
2. Laundry Tub/Sink Condition OK
N/I
N/P
Maint
✔
R/R/R
Materials: • Fiberglass Observations: 2.1. Sink is not attached to the floor or wall, loose sinks should be properly secured for proper operation. Page 25 of 36
AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
Lose tub
3. Laundry Faucets OK
N/I
N/P
Maint
R/R/R
✔
4. Laundry Conditions OK
N/I
N/P
Maint
R/R/R
✔
Washer: • Electric connection for washer tested. Plumbing connections present, visually inspected did not test water supply as these often leak when not connected to washer once they are turned on. • No washing machine was present at the time of inspection, therefore, no test was performed on the washer drain line to determine if line was draining properly. This was a visible inspection of this area only. No guarantee or warranty is given on the future of this drainage system, as drain lines can become blocked at any time without warning. • Dryer: • Electric connection verified and tested. Vent connections visually inspected
5. Laundry Comments OK
N/I
N/P
Maint
R/R/R
✔
Observations: 5.1. Only an approved metal connector may be connect the dryer to the vent G2439.5.4, foil is not generally allowed. Correct as needed
Laundry vent is foil
Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets. We do not inspect or comment on steam showers, or saunas. We do not perform leak test on shower pans, Page 26 of 36
AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
without written permission from the owners . Many leaks in showers cannot be detected without someone or some weight on the tile in the shower floor.
1. Bathroom Location • Master Bath • Powder Room on main floor • Hall bath
2. Bath FloorConditions OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Ceramic Tile
3. Counters/ Cabinets Condition OK
N/I
N/P
Maint
R/R/R
✔
4. Sink Condition OK
N/I
N/P
Maint
R/R/R
✔
5. Sink Faucet Condition OK
N/I
N/P
Maint
R/R/R
✔
6. Traps/Drains/Supply Condition OK
N/I
N/P
Maint
R/R/R
✔
Observations: 6.1. Appears serviceable. No damage noted during the short testing at the time of the inspection.
7. Toilet Condition OK
✔
N/I
N/P
Maint
R/R/R
Observations: 7.1. Toilets throughout the home appeared serviceable when tested
Page 27 of 36
AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
8. Tub/Whirlpool Condition OK
N/I
N/P
Maint
R/R/R
Materials: ✔ • Whirlpool tub Observations: 8.1. Whirlpool tub observed. Tub was filled to a level above the water jets and operated to check intake and jets. The tub was then drained to check for leaks and/or damage. Pump and supply lines were not completely visible or accessible. GFCI's were present and was tested. The items tested appeared to be in serviceable condition. If a more detailed report is desired, the client is advised to consult a licensed plumber for a complete review prior to closing. 8.2. Debris was ejected from the jets during operation, recommend having circulation system cleaned prior to use. 8.3. Inoperable at time of inspection. Would not stay on at switch. Recommend review by a licensed plumber for repair as necessary. 8.4. Access panel is required at jetted tub, one was not located, Recommend asking sellers for location or adding one so maintenance can be performed as needed. (UPC 414.1)
No access panel
9. Tub Surround Condition OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Ceramic Tile
10. Tub Faucet Condition OK
N/I
N/P
Maint
R/R/R
✔
11. Shower Base Condition OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Ceramic Tile
12. Shower Surround Condition OK
✔
N/I
N/P
Maint
R/R/R
Materials: • Ceramic Tile Page 28 of 36
AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
13. Shower Faucet Condition OK
N/I
N/P
Maint
R/R/R
✔
14. Shower Door Condition OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Tempered Safety Glass
15. Electrical Condition OK
N/I
N/P
Maint
R/R/R
✔
Observations: 15.1. GFCI in place and operational
16. Bathroom Exhaust Fan Condition OK
N/I
N/P
Maint
R/R/R
✔
Observations: 16.1. No exhaust fan in master bath, but there is an operating window which was acceptable at the time of construction.
17. Bathroom Wall & Ceiling Condition OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Drywall
18. Bathroom Comments OK
N/I
N/P
Maint
R/R/R
✔
Half bath
Hall bath
Other Interior Areas The Interior section covers areas of the house that are not covered elsewhere in the report. Interior doors and windows are randomly tested.. A representative number of outlets, switches, fans and lights are tested. All exposed walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Although excluded from inspection requirements, we try to inform you of obvious broken gas seals in windows or patio doors, however these are not always visible, due to temperature, humidity, window coverings, light source, etc. We do not open blinds, shades, or remove window covers, as this may result in damaged. This limits our inspection of the windows in Page 29 of 36
AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
the home. Your inspection will report visible damage, not normal wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas, as the inspector will not move any personal items.
1. Floor Condition OK
N/I
N/P
Maint
R/R/R
✔
Observations: 1.1. Carpets are worn. Professional cleaning is recommended
2. Wall Condition OK
N/I
N/P
Maint
R/R/R
✔
Materials: • Drywall Observations: 2.1. Common cracks noted.
3. Ceiling Conditions OK
N/I
N/P
Maint
R/R/R
✔
Observations: 3.1. Common cracks noted, the cracks do not represent a condition that is in need of attention, No water stains observed at the time of the inspection.
4. Door Conditions OK
N/I
N/P
Maint
R/R/R
✔
5. Window Condition OK
N/I
N/P
Maint
✔
R/R/R
Observations: 5.1. Window are locked and no key located. Emergency escape openings must be operational without the use of keys, tools or special knowledge. (R310)
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AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
6. Other Interior Area Comments OK
N/I
N/P
Maint
R/R/R
Observations: 6.1. Minor cosmetic issues are not within the scope of this inspection as it focuses on basic structure and major systems only. 6.2. Personal storage limits our inspection
Personal storage
Page 31 of 36
AmeriSpec Inspection Services
Report Summary
1234 Your Street , Metro Atlanta, GA
Report Summary
On this page you will find, in RED, a brief summary of any CRITICAL concerns of the inspection, as they relate to Safety and Function. The complete list of items noted is found throughout the body of the report, including Normal Maintenance items. For your safety and liability, we recommend that you hire only licensed contractors when having any work done. Depending upon your needs and those who will be on this property, certain maintenance items we listed in the body of the report, and not in the summary, may also be a concern for you; be sure to read your Inspection Report in its entirety. We also will verify any repairs that you may request to ensure that they were done and are correct. ( re-inspection fee applies). Note: If there are no comments in RED below, there were no CRITICAL system or safety concerns with this property at the time of inspection.
Exterior Page 4 Item: 2
Exterior Wall Condition
over window front Page 7 Item: 7
Condenser Condition
Page 10 Item: 13 Retaining Wall Conditions
2.5. Missing/Deteriorated mortar observed, suggest tuckpointing as necessary.
Missing mortar over window at garage 7.2. According to the manufacturers specification label the breaker protecting the A/C compressor is not properly sized. A 60 amp breaker is installed at the main breaker panel, and the label indicates a 50 is recommended. Have the breaker down sized to match the manufacturers labeling by a licensed HVAC contractor or electrician. 7.3. The air conditioning is old; near or at the end of its useful service life. Minimal life should be expected from this unit. Normal life in this area for an outside condenser is 12-15 years. This unit is 18 years old. 13.2. Wall has settled the rear of house This is an indication that previous settlement has occurred at this location. We are not able to determine when the settlement occurred or if additional settlement is likely. We recommend a landscape contractor review and make corrections as needed. 13.3. Soil has eroded at top of wall section and water collects in this location, resulting in seepage throughout the wall and settlement in the wall at this section, have a landscaper review, and add drainage, dirt as required
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AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
Settled Page 11 Item: 15 General Exterior Comments
15.4. The gas line is not rated for outdoor use. Connectors should not connect to another connectors, only one connector is allowed by the manufacturer. Have an HVAC contractor review and correct as needed.
Only one connector allowed
Attic Page 12 Item: 1
Attic Access Conditions
1.1. Stair to attic does not have a handrail, one should be added for safety 1.2. Damaged walk board at top of stair, repair as needed. This is a trip hazard
Damaged walk board Page 14 Item: 5
Electrical Conditions
5.2. Open or improper splices were observed. Power vent has been remove, and wiring was left unsecured, wiring should be removed of should be encased in a covered "junction box" . Client is advised to consult with a licensed electrician prior to closing for repairs/replacement as needed to ensure safety.
Page 33 of 36
AmeriSpec Inspection Services
Page 14 Item: 7
Attic Comments
1234 Your Street , Metro Atlanta, GA
7.3. Class b vents should have a 1 inch clearance from attic insulation. A 26 gage sheet metal shield is recommended to provide the proper clearance. FGC 502.4. Maintenance needed 7.4. Bathroom vent fans are improperly venting into attic. Recommend extending fan exhaust to the exterior to prevent damage and/or deterioration from moisture and/or condensation.
Electrical Page 17 Item: 2
Panel Condition
2.2. This service panel is a Federal Pacific " Stab-Lok" panel. The breakers in these types of panels have been known to experience failure which can potentially result in a fire. The circuit breakers may fail to trip in response to an over-current or a short circuit. Failure of a circuit breaker to trip can result in a fire due to overheating of the wiring. Replacing the breakers is not considered to be a reliable repair. Recommend this panel be inspected by a licensed and qualified electrical contractor prior to close. Replacement is usually recommended.
Page 34 of 36
AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
Federal Pacific Panel Page 18 Item: 3
Main Panel Comments
3.2. Mismatched breakers noted in panel, these can void the warranty of the panel and are generally not allowed. Have a review by a licensed electrical contractor for correction as needed.
Mismatched breaker
Kitchen Page 25 Item: 9
Appliance conditions
9.4. Exposed improper wiring observed at garbage disposal, shielded cable is recommend, exposed romex wiring is a safety concern, have an electrician make needed corrections for safe operation.
wiring should be in conduit
Laundry Page 26 Item: 2
Laundry Tub/Sink Condition
2.1. Sink is not attached to the floor or wall, loose sinks should be properly secured for proper operation.
Page 35 of 36
AmeriSpec Inspection Services
1234 Your Street , Metro Atlanta, GA
Lose tub Page 26 Item: 5
Laundry Comments
5.1. Only an approved metal connector may be connect the dryer to the vent G2439.5.4, foil is not generally allowed. Correct as needed
Laundry vent is foil
Bathroom Page 28 Item: 8
Tub/Whirlpool Condition
8.3. Inoperable at time of inspection. Would not stay on at switch. Recommend review by a licensed plumber for repair as necessary. 8.4. Access panel is required at jetted tub, one was not located, Recommend asking sellers for location or adding one so maintenance can be performed as needed. (UPC 414.1)
No access panel
Page 36 of 36