Parkman Home Inspections, LLC

5885 Cumming Hwy, Suite 108-B222
Sugar Hill, GA 30518
770-868-9651 * 770-614-6523

Customer
Valued Customer973

Property
2078 Main Terrace
Anytown, GA 30318

Real Estate Agent
Valued Realtor
First Realty Corp

Report ID:
31745.1

Inspection Date 
7/23/2007
Inspected By 
Michael V. Parkman, P.E.



SUMMARY


Parkman Home Inspections, LLC

5885 Cumming Hwy, Suite 108-B222
Sugar Hill, GA 30518
770-868-9651 * 770-614-6523

Customer
Valued Customer973

Property Address
2078 Main Terrace
Anytown, GA 30318

1. STRUCTURAL COMPONENTS
1.0 RE-INSPECTION REPORT
  Inspected
This is a RE-INSPECTION NOTICE. This report is being updated and re-issued on 31-Mar-2007 due to the customer's request for an inspection of brick supported by steel angle at rear of home. A new Report ID Number has been issued above (see title page). All Section numbers remain the same from the original report. Re-inspection comments are in [brackets]. See Section 2.0 (2) herein for re-inspection items.
1.1 FRAMING INSPECTION REPORT
  Inspected
Framing & Rough-ins Inspection. Reference to "IRC" herein means the 2006 International Residential Code for One- and Two-Family Dwellings (CABO) with current Georgia Amendments. "IPC" means 2006 International Plumbing Code with current Georgia Amendments.
1.2 FOUNDATIONS
  Repair or Replace
Breakage has occurred in concrete slab at front left corner at garage. Recommend concrete patch be applied over surface to establish "continuous solid" surface for sill plate attachment per IRC R403.1.
1.4 FOUNDATION DRAINAGE
  Repair or Replace
IRC R405.1 requires foundation drainage away from the structure. Please ensure foundation drains are not crushed, remain against the home after setting brick, and terminate at grade surface level prior to final inspection.
1.5 FLOORS (Structural)
  Repair or Replace
IRC Section M1305.1.3 requires attic appliance access passage ways and service platforms to have continuous and solid flooring. Flooring is not solid at HVAC appliance access in attic. Sags when walked on at ducts. Recommend install blocking under existing flooring, or correct with other means to provide the required support at attic service area.
1.11 WALLS (Structural)
  Repair or Replace
IRC Section R301.1 requires all loads be safely transmitted to the foundation. 2x4 stud loose at bottom at master bedroom. Recommend repair.
1.12 TOP PLATE AND STUD CUT-OUTS REINFORCED
  Repair or Replace
IRC Section R602.6.1 requires a 16 gauge metal plate (0.054" thick, like a 25 cent piece) cover top plate cut-outs. Metal plate should be >= 1.5" wide and secured with eight (8) or more 16d (16 penny) nails. Plate not wide enough and too few nails where AC refrigerant lines cut top plate at right side upper level. Recommend install approved top plate cover (see laundry room for correct example).
1.14 SILL PLATE ANCHOR BOLTS 6 FT OC MAX, 1 FT FROM END, 1/2 DIA
  Repair or Replace
IRC Section R403.1.6 and IRC Figure R602.3(2) require the exterior wall sill plate to be anchored to the foundation using 1/2 inch diameter steel bolts spaced no more than 6 feet apart and no more than 12 inches from the ends. Bolts must be embedded in concrete at least 7 inches. Straps are allowed, but must be used. Straps not nailed down at left side and at electric panels in basement. Recommend nail into place using approved corrosion resistant nails.
1.15 FIREBLOCK AROUND FLOOR AND CEILING PENETRATIONS
  Repair or Replace
IRC Section R602.8 requires vents, pipes, ducts at floor penetrations, ceiling penetrations, and chimney chases, be sealed with fireblocking material (gypsum board, metal flashing, fire-rated caulk, etc.) Several locations are present throughout house that need this fire-blocking material applied. We recommend fire blocking caulk supplied by 3M or other manufactures.
1.16 BRACED EXTERIOR WALLS
  Repair or Replace
(1) Exterior walls shall be braced in accordance with IRC Section R602.10.3 (48" min of construction material or metal braces at exterior corners). Nailing schedule at Table T602.3(1) specifies nails shall be installed every 6 inches on-center at edges and 12 inches on-center in field of sheathing with 6d common nails minimum. Fiber sheathing is not fully attached at left side, right side, and rear. Sheathing is loose and has no nails under chimney at rear. Measured up to 24 inches between nails at sides. Recommend install all exterior wall sheathing in accordance with approved nailing schedule.
(2) Exterior walls shall be braced in accordance with IRC Section R602.10 (48" min of construction material or metal braces at exterior corners). As of January 1, 2007, this is also to include "Georgia Amendment R602.10.5" which requires vertical wall segments next to garage openings with 6:1 height width ratio to have a metal strap with 1000 lbs uplift capacity, bolt anchorage at the sill plate, a nail every 3 inches in a matrix pattern, and other new structural rigidity requirements. These new requirements are not present. Recommend builder refer to IRC and re-work garage door walls to meet this new code requirement.

2. EXTERIOR
2.0 WALL CLADDING, FLASHING, AND TRIM
  Repair or Replace
(1) Georgia Residential Code (IRC) Sections R703.7, R703.7.2, R703.7.2.1, R703.7.2.2, and Figures R703.7, R703.7.1 are very specific with regard to brick veneer support. Brick shall be supported by the foundation, or by steel angles and an approved method of anchorage to wood construction. For example, if a steel angle is used, it must be 5/16" thick minimum, 6"x4" minimum, mounted to a wood beam or doubled 2x4 studs with 2 lag screws every 16", screws shall be 7/16" diameter min, 4" long min, a movement joint should be installed between the brick supported by the foundation and the brick supported by the steel angle, maximum height of brick above a steel angle shall be 12 feet, 8 inches, etc. No brick ledge nor steel angles visible for 4-sided brick home at garage, left side (facing front), and rear. Recommend builder verify brick support plan satisfies all Code requirements. See IRC Sections cited above.
(2) [RE-INSPECTION 31-MARCH-2007: At the retaining wall at rear of home, brick veneer is being supported by a steel angle ( Picture 8 ) anchored to concrete foundation wall ( Picture 9 ). The angle is partially obscured for inspection, i.e., covered by earth and bricks. However, from a scrap steel angle found at job site and observations of material that is visible, the installation method does not satisfy Georgia Residential Building Code. Specifically:
  • GA Code Section R703.7.2  requires a movement joint be installed between the brick supported by the foundation and the brick supported by the steel angle. None present. ( Picture 10 )
  • GA Code Section R703.7.2.1 requires the steel angle be minimum 5/16" thick, 6" height, 4" width. Scrap angle found and appeared to be installed measured 1/4" thick, 5" height, 3" width. Too small. ( Pictures 11-13 )
  • GA Code Section R703.7.2.1 requires steel angle be anchored using two lag screws or bolts 7/16" minimum diameter. Scrap angle has only one bolt opening. Insufficient. ( Picture 14 )
  • GA Code Section R703.7.2.1 requires maximum height of brick above a steel angle shall be 12 feet, 8 inches. Measured at least 20 feet of brick above steel angle. ( Picture 15 )

Recommend builder:

  • Remove brick, install movement joint, install correct size steel angle, install steel angle with correct size and quantity of bolts, install no more than 12 feet, 8 inches of brick above the steel angle; OR
  • Provide written documentation to buyer that the local building official finds the "alternative material, design and method to be satisfactory and complies with the intent of the Code...and is at least equivalent" in accordance with GA Code Section R104.11; OR
  • Provide written documentation to buyer that design and installation has been "engineered" in accordance with GA Code Section R301.1.3.
2.4 WINDOWS (Exterior)
  Repair or Replace
Window glass is broken at main level right side. Recommend replace.

4. PLUMBING SYSTEM
4.5 DRAINAGE SUMPS, SUMP PUMPS, AND RELATED PIPING
  Repair or Replace
Pipe intended for tub drain (?) located under stairs in basement. Recommend builder verify basement slab plumbing is located correctly (per architect's drawing) and that the plumbing will accommodate future fixtures (tub). Otherwise, correct plumbing placement, as required.


Prepared Using HomeGauge http://www.homegauge.com/ SHGI (c) 2000-2004 : Licensed To Parkman Home Inspections, LLC



Date: 7/23/2007 Time: 12:16 PM Report ID: 31745.1
Property:
2078 Main Terrace
Anytown, GA 30318
 Customer:
Valued Customer973		 Real Estate Professional:
Valued Realtor
First Realty Corp

Client Is Present:
No

 Age Of Home:
New Construction

 Weather:
Clear
Temperature:
Over 70 degrees F

 Rain in Last 2 days:
No



1. STRUCTURAL COMPONENTS

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons. The home inspector is not required to determine the presence or absence of fungi, mold, or bio-aerosols.

STYLES & MATERIALS
FOUNDATION:
POURED CONCRETE
 FLOOR STRUCTURE:
ENGINEERED WOOD TRUSS
 WALL STRUCTURE:
2 X 4 WOOD
2 X 6 WOOD
CEILING STRUCTURE:
ENGINEERED WOOD TRUSS
 ROOF STRUCTURE:
OSB SHEATHING
ENGINEERED WOOD TRUSS
 METHOD USED TO INSPECT ATTIC:
FROM SERVICE PLATFORM IN ATTIC
EXTENTION LADDER ON TRUCK
METHOD USED TO INSPECT CRAWLSPACE:
NO CRAWLSPACE

  IN NI NP RR
1.0 RE-INSPECTION REPORT X      
1.1 FRAMING INSPECTION REPORT X      
1.2 FOUNDATIONS       X
1.3 FOUNDATION DAMPROOFING X      
1.4 FOUNDATION DRAINAGE       X
1.5 FLOORS (Structural)       X
1.6 LATERAL RESTRAINT, FLOOR JOISTS X      
1.7 LATERAL RESTRAINT, CEILING JOISTS X      
1.8 JOIST HANGERS X      
1.9 PRESSURE TREATED SILL PLATE X      
1.10 JOISTS BEARING >=1.5" X      
1.11 WALLS (Structural)       X
1.12 TOP PLATE AND STUD CUT-OUTS REINFORCED       X
1.13 BORING AND NOTCHING STUDS AND JOISTS X      
1.14 SILL PLATE ANCHOR BOLTS 6 FT OC MAX, 1 FT FROM END, 1/2 DIA       X
1.15 FIREBLOCK AROUND FLOOR AND CEILING PENETRATIONS       X
1.16 BRACED EXTERIOR WALLS       X
1.17 COLUMNS OR PIERS     X  
1.18 CEILINGS (structural) X      
1.19 ROOF STRUCTURE AND ATTIC X      
1.20 ATTIC APPLIANCE ACCESS X      
1.21 FLOORING AND ROOF SPANS X      
1.22 RIDGE BOARD >= 1" THICK, SIZED TO RAFTER X      
1.23 VALLEYS AND HIPS >=2" THICK X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
1.0 This is a RE-INSPECTION NOTICE. This report is being updated and re-issued on 31-Mar-2007 due to the customer's request for an inspection of brick supported by steel angle at rear of home. A new Report ID Number has been issued above (see title page). All Section numbers remain the same from the original report. Re-inspection comments are in [brackets]. See Section 2.0 (2) herein for re-inspection items.
1.1 Framing & Rough-ins Inspection. Reference to "IRC" herein means the 2006 International Residential Code for One- and Two-Family Dwellings (CABO) with current Georgia Amendments. "IPC" means 2006 International Plumbing Code with current Georgia Amendments.
1.2 Breakage has occurred in concrete slab at front left corner at garage. Recommend concrete patch be applied over surface to establish "continuous solid" surface for sill plate attachment per IRC R403.1.
1.2 Picture 1
1.3 IRC Section R406.1 requires foundation walls that retain earth and enclose habitable or usable spaces located below grade shall be dampproofed from the top of the footing to the finished grade. Dampproofing visible ok.
1.3 Picture 1
1.4 IRC R405.1 requires foundation drainage away from the structure. Please ensure foundation drains are not crushed, remain against the home after setting brick, and terminate at grade surface level prior to final inspection.
1.4 Picture 1
1.5 IRC Section M1305.1.3 requires attic appliance access passage ways and service platforms to have continuous and solid flooring. Flooring is not solid at HVAC appliance access in attic. Sags when walked on at ducts. Recommend install blocking under existing flooring, or correct with other means to provide the required support at attic service area.
1.5 Picture 1
1.5 Picture 2
1.11 IRC Section R301.1 requires all loads be safely transmitted to the foundation. 2x4 stud loose at bottom at master bedroom. Recommend repair.
1.11 Picture 1
1.12 IRC Section R602.6.1 requires a 16 gauge metal plate (0.054" thick, like a 25 cent piece) cover top plate cut-outs. Metal plate should be >= 1.5" wide and secured with eight (8) or more 16d (16 penny) nails. Plate not wide enough and too few nails where AC refrigerant lines cut top plate at right side upper level. Recommend install approved top plate cover (see laundry room for correct example).
1.12 Picture 1 Incorrect
1.12 Picture 2
1.12 Picture 3 Correct
1.12 Picture 4
1.14 IRC Section R403.1.6 and IRC Figure R602.3(2) require the exterior wall sill plate to be anchored to the foundation using 1/2 inch diameter steel bolts spaced no more than 6 feet apart and no more than 12 inches from the ends. Bolts must be embedded in concrete at least 7 inches. Straps are allowed, but must be used. Straps not nailed down at left side and at electric panels in basement. Recommend nail into place using approved corrosion resistant nails.
1.14 Picture 1
1.14 Picture 2
1.14 Picture 3
1.15 IRC Section R602.8 requires vents, pipes, ducts at floor penetrations, ceiling penetrations, and chimney chases, be sealed with fireblocking material (gypsum board, metal flashing, fire-rated caulk, etc.) Several locations are present throughout house that need this fire-blocking material applied. We recommend fire blocking caulk supplied by 3M or other manufactures.
1.15 Picture 1
1.15 Picture 2
1.15 Picture 3
1.16 (1) Exterior walls shall be braced in accordance with IRC Section R602.10.3 (48" min of construction material or metal braces at exterior corners). Nailing schedule at Table T602.3(1) specifies nails shall be installed every 6 inches on-center at edges and 12 inches on-center in field of sheathing with 6d common nails minimum. Fiber sheathing is not fully attached at left side, right side, and rear. Sheathing is loose and has no nails under chimney at rear. Measured up to 24 inches between nails at sides. Recommend install all exterior wall sheathing in accordance with approved nailing schedule.
1.16 Picture 1
1.16 Picture 2
1.16 Picture 3
1.16 Picture 4
1.16 Picture 5

(2) Exterior walls shall be braced in accordance with IRC Section R602.10 (48" min of construction material or metal braces at exterior corners). As of January 1, 2007, this is also to include "Georgia Amendment R602.10.5" which requires vertical wall segments next to garage openings with 6:1 height width ratio to have a metal strap with 1000 lbs uplift capacity, bolt anchorage at the sill plate, a nail every 3 inches in a matrix pattern, and other new structural rigidity requirements. These new requirements are not present. Recommend builder refer to IRC and re-work garage door walls to meet this new code requirement.
1.16 Picture 6
1.16 Picture 7
1.16 Picture 8


2. EXTERIOR

The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe structural wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

STYLES & MATERIALS
EXTERIOR WALL COVERING MATERIAL:
BRICK
CEMENT-FIBER BOARD
 EXTERIOR WALL COVERING STYLE:
LAP
BRICK
BOARD AND BATTEN
SHAKES

  IN NI NP RR
2.0 WALL CLADDING, FLASHING, AND TRIM       X
2.1 WEATHER RESISTANT COVERINGS, WALLBOARD, SHEATHING, ETC.     X  
2.2 EAVES, SOFFITS AND FASCIAS X      
2.3 DOORS (All Exterior) X      
2.4 WINDOWS (Exterior)       X
2.5 FLASHING AT WINDOWS AND DOORS X      
2.6 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS     X  
2.7 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIOS, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building) X      
2.8 CLEARANCE FROM SLOPES, ASCENDING AND DESCENDING X      
2.9 GRADED SITE ABOVE STREET DRAIN, OR DEVICE PROVIDED X      
2.10 GARAGE DOOR AND OPERATORS (Inspect operation of door, and if present, the opener's auto-reverse functions)     X  
2.11 GARAGE FLOOR SURFACE SLOPED TO PROVIDE FLUID RUNOFF X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
2.0 (1) Georgia Residential Code (IRC) Sections R703.7, R703.7.2, R703.7.2.1, R703.7.2.2, and Figures R703.7, R703.7.1 are very specific with regard to brick veneer support. Brick shall be supported by the foundation, or by steel angles and an approved method of anchorage to wood construction. For example, if a steel angle is used, it must be 5/16" thick minimum, 6"x4" minimum, mounted to a wood beam or doubled 2x4 studs with 2 lag screws every 16", screws shall be 7/16" diameter min, 4" long min, a movement joint should be installed between the brick supported by the foundation and the brick supported by the steel angle, maximum height of brick above a steel angle shall be 12 feet, 8 inches, etc. No brick ledge nor steel angles visible for 4-sided brick home at garage, left side (facing front), and rear. Recommend builder verify brick support plan satisfies all Code requirements. See IRC Sections cited above.
2.0 Picture 1
2.0 Picture 2
2.0 Picture 3
2.0 Picture 4
2.0 Picture 5
2.0 Picture 6
2.0 Picture 7

(2) [RE-INSPECTION 31-MARCH-2007: At the retaining wall at rear of home, brick veneer is being supported by a steel angle ( Picture 8 ) anchored to concrete foundation wall ( Picture 9 ). The angle is partially obscured for inspection, i.e., covered by earth and bricks. However, from a scrap steel angle found at job site and observations of material that is visible, the installation method does not satisfy Georgia Residential Building Code. Specifically:
  • GA Code Section R703.7.2  requires a movement joint be installed between the brick supported by the foundation and the brick supported by the steel angle. None present. ( Picture 10 )
  • GA Code Section R703.7.2.1 requires the steel angle be minimum 5/16" thick, 6" height, 4" width. Scrap angle found and appeared to be installed measured 1/4" thick, 5" height, 3" width. Too small. ( Pictures 11-13 )
  • GA Code Section R703.7.2.1 requires steel angle be anchored using two lag screws or bolts 7/16" minimum diameter. Scrap angle has only one bolt opening. Insufficient. ( Picture 14 )
  • GA Code Section R703.7.2.1 requires maximum height of brick above a steel angle shall be 12 feet, 8 inches. Measured at least 20 feet of brick above steel angle. ( Picture 15 )

Recommend builder:

  • Remove brick, install movement joint, install correct size steel angle, install steel angle with correct size and quantity of bolts, install no more than 12 feet, 8 inches of brick above the steel angle; OR
  • Provide written documentation to buyer that the local building official finds the "alternative material, design and method to be satisfactory and complies with the intent of the Code...and is at least equivalent" in accordance with GA Code Section R104.11; OR
  • Provide written documentation to buyer that design and installation has been "engineered" in accordance with GA Code Section R301.1.3.
2.0 Picture 8
2.0 Picture 9
2.0 Picture 10
2.0 Picture 11
2.0 Picture 12
2.0 Picture 13
2.0 Picture 14
2.0 Picture 15
2.4 Window glass is broken at main level right side. Recommend replace.
2.4 Picture 1
2.5 Flashing around windows and doors in work at time of inspection.
2.7 Grading to be checked at final inspection.


3. ROOFING

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components.The home inspector shall: Describe the type of roof covering materials; and Report the methods used to inspect the roofing.The home inspector is not required to: Walk on the roofing; Inspect the interiors of flues or chimneys which are not readily accessible; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

STYLES & MATERIALS
ROOF COVERING:
3-TAB FIBERGLASS
 VIEWED ROOF COVERING FROM:
GROUND
16X BINOCULARS
 SKYLIGHT(S):
NONE
CHIMNEY (exterior):
CEMENT-FIBER

  IN NI NP RR
3.0 ROOF COVERINGS X      
3.1 FLASHINGS X      
3.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS X      
3.3 ROOFING DRAINAGE SYSTEMS     X  
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace



4. PLUMBING SYSTEM

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic temperature and pressure safety controls; and chimneys, flues, and vents (where readily accessible); Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps.The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior 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 automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; Foundation irrigation systems; Wells, well pumps, or water storage related equipment; Private waste disposal systems (septic tanks); Spas; Swimming pools; Solar water heating equipment; Clothes washing machine connections; or Observe the system for proper sizing, design, or use of proper materials.

STYLES & MATERIALS
WATER SUPPLY:
CPVC
 WATER DISTRIBUTION:
CPVC
 WATER DRAIN WASTE AND VENT:
PVC

  IN NI NP RR
4.0 INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS X      
4.1 INTERIOR DRAIN, WASTE AND VENT SYSTEMS X      
4.2 WASHING MACHINE DRAIN PAN DISPOSAL X      
4.3 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS (where readily accessible) X      
4.4 FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports) X      
4.5 DRAINAGE SUMPS, SUMP PUMPS, AND RELATED PIPING       X
4.6 IGNITION SOURCES IN GARAGES S/B > 18" ABOVE FLOOR     X  
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
4.5 Pipe intended for tub drain (?) located under stairs in basement. Recommend builder verify basement slab plumbing is located correctly (per architect's drawing) and that the plumbing will accommodate future fixtures (tub). Otherwise, correct plumbing placement, as required.
4.5 Picture 1


5. ELECTRICAL SYSTEMS

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main overcurrent device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their overcurrent devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures; The operation of ground fault circuit interrupters. The home inspector shall describe: Service amperage and voltage; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any overcurrent device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

STYLES & MATERIALS
WIRING METHODS:
NON-METALLIC SHEATHED CABLE (ROMEX)
 VOTAGE RATING AND METHOD OF SERVICE (Main Input):
220 VOLTS
 BRANCH CIRCUIT WIRING (15 and 20 AMP):
COPPER

  IN NI NP RR
5.0 SERVICE DROP, SERVICE ENTRANCE CONDUCTORS, CABLES, AND RACEWAYS X      
5.1 SERVICE EQUIPMENT, MAIN DISCONNECTS X      
5.2 SERVICE GROUNDING X      
5.3 INTERIOR COMPONENTS OF SERVICE PANELS AND SUB-PANELS, CONDUCTORS X      
5.4 20 AMP CIRCUITS IN BATH AND KITCHEN X      
5.5 RECEPTACLES ON HABITABLE ROOM WALLS EVERY 12 FT X      
5.6 RECEPTACLES ON HABITABLE ROOM WALLS >= 2 FT X      
5.7 AT LEAST ONE RECEPTACLE PRESENT IN GARAGE, HALLWAYS, FRONT AND BACK OUTSIDE X      
5.8 HVAC CONVENIENCE RECEPTACLE X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace



6. HEATING AND FIREPLACES

The home inspector shall observe permanently installed heating systems including: Heating equipment; Normal operating controls; Chimneys, flues, and vents (where readily accessible); Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type.The home inspector shall operate the furnace systems using normal operating controls.The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish any fires; Determine draft characteristics; or Observe: The interior of flues and vents which are not readily accessible; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms; or Energy effeciency of the heating system.

STYLES & MATERIALS
ENERGY SOURCE:
NATURAL GAS
 HEAT TYPE:
FORCED AIR
 TYPES OF FIREPLACE(S) AND SOLID FUEL BURNING APPLIANCES:
MANUFACTURED METAL INSERT

  IN NI NP RR
6.0 HEATING EQUIPMENT (furnace, heat pump, etc.) X      
6.1 NORMAL OPERATING CONTROLS     X  
6.2 HEAT DISTRIBUTION SYSTEM (ducts and piping) X      
6.3 CHIMNEYS, FLUES AND VENTS (where readily accessible) X      
6.4 SOLID FUEL BURNING FIREPLACES (we do not ignite fires or turn on gas) X      
6.5 GAS/LP FIRELOGS AND FIREPLACES (we do not ignite fires or turn on gas) X      
6.6 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM X      
6.7 PRESENCE OF RETURN DUCT(S) X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace



7. CENTRAL AIR CONDITIONING

The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: Cooling and air handling equipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed cooling source in each room. The home inspector shall describe: Energy sources; and Cooling equipment type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance The home inspector is not required to: Observe window air conditioners or operate cooling systems when weather conditions or other circumstances may cause equipment damage; Observe non-central air conditioners; or Observe the uniformity or adequacy of cool-air supply to the various rooms; or Determine the energy effeciency of the cooling system.

STYLES & MATERIALS
PRIMARY CONDENSATE DRAIN METHOD:
GRAVITY TO OUTSIDE
 OVERFLOW PAN DRAIN METHOD:
GRAVITY TO OUTSIDE

  IN NI NP RR
7.0 AIR CONDITIONER EQUIPMENT (Inside) X      
7.1 AIR CONDITIONER COMPRESSORS (Outside)     X  
7.2 NORMAL OPERATING CONTROLS     X  
7.3 MAIN CONDENSATE DRAIN(S) DISPOSAL X      
7.4 SECONDARY PAN DRAIN TO CONSPICUOUS LOCATION X      
7.5 DISTRIBUTION SYSTEMS (ducts and piping) X      
7.6 PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM X      
7.7 PRESENCE OF RETURN DUCT(S) X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace



8. VENTILATION

The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Indoor air quality.

STYLES & MATERIALS
VENTILATION TYPES:
SOFFIT
PASSIVE
RIDGE VENT

  IN NI NP RR
8.0 VENTILATION OF ATTIC AND FOUNDATION AREAS X      
8.1 MECHANICAL VENTILATION SYSTEMS (in Attic, where accessible)     X  
8.2 ATTIC VENTILATION >= 1/150 SPACE VENTILATED X      
8.3 LAUNDRY DRYER VENT TO OUTSIDE X      
8.4 OTHER VENTS X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace


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