Parkman Home Inspections, LLC

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

Customer
Valued Customer495

Property
3205 Main Ave
Anytown, GA 30041

Real Estate Agent
Valued Realtor
First Realty Corp

Report ID:
31871

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 Customer495

Property Address
3205 Main Ave
Anytown, GA 30041

The following Summary identifies those systems or components that do not function as intended, adversely affect the habitability of the dwelling, are unsafe, or appear to warrant further investigation by a specialist. The Summary may contain Class Action lawsuit information. The Summary does not contain possible recommendations for routine upkeep, product reference information, maintenance suggestions, or system or component monitoring instructions, unless otherwise stated. The Summary is not the entire report. Please also see and read the complete report which may include additional information of concern to the customer.

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.

1. STRUCTURAL COMPONENTS
1.1 FLOORS (Structural, basement floor, framed floors)
  Repair or Replace
Georgia Residential Building Code (IRC) Section M1305.1.3 requires passageways to appliances in attics shall have "continuous solid flooring" and follow the same structural rigidity requirements of any other floor in the home (IRC Chapter 5). Service platform not firm in attic at furnace area. Material used as floor is 7/16 inch roof sheathing (too thin) and is not allowed for floor applications on 24 inch floor joist centers (reference IRC Table R503.2.1.1(1)). Floor joists on 24 inch centers must have flooring material at least 11/16 inch thick (Table R503.1). Soft and deflects when walked on. Recommend add another sheet of plywood or OSB on top of existing sheathing and nail or screw into place to add stiffness and help prevent damage to ceiling or personal injury.

2. EXTERIOR
2.0 EXTERIOR WALL COVERING
  Repair or Replace
Georgia Residential Code (IRC) Section R703.1 requires exterior walls shall provide the building with a weather-resistant exterior wall envelope. The brick and mortar siding is open to water entry at left side (facing front) at air conditioners. See photos for exact locations. Recommend brick mason apply repair, as required, to help keep out water.
2.1 EXTERIOR FLASHING AND TRIM
  Repair or Replace
Georgia Residential Code (IRC) Section R703.8 requires flashing shall be installed and extend to the surface of the exterior wall finish and shall be installed to prevent water from reentering the exterior wall envelop. No flashing visible at wall and roof intersections at front of home and rear of home at chimney. See photos. Recommend roofer install flashing, or if present, extend or uncover up to finished surface.
2.2 EAVES, SOFFITS, AND FASCIAS
  Repair or Replace
Georgia Residential Code (IRC) Section R703.1 requires exterior walls shall provide the building with a weather-resistant exterior wall envelope. The soffit (horizontal) panel at eave is open to water entry at front right corner (facing front). Recommend carpenter repair and seal, as required, to help prevent water entry or critter entry.
2.3 VENT(S) SYSTEM, EXTERIOR (Eaves, walls, roof, soffit)
  Repair or Replace
Georgia Residential Building Code (IRC) Section M1601.2 and G2426.6.1 requires factory-made duct material and gas vents shall be installed in accordance with manufacturer's installation instructions. The vent backdraft damper ("flapper") is missing on wall outside at left side (facing front) upper level. Recommend replace to keep out cold air and critters.
2.10 VEGETATION, GRADING, DRAINAGE, AND RETAINING WALLS
  Repair or Replace
Georgia Residential Building Code (IRC) Section R401.3 requires site surface shall be graded away from foundation minimum 6 inches/10 feet and to a storm sewer or other approved point of collection so as not to create a hazard. Swales shall be sloped a minimum of 2% when located within 10 feet of the building foundation. Water pooling at left side (facing front). Recommend re-grading for hazard correction if not dried out within 48 hours (#) after heavy rain. (#) Reference: Greater Atlanta Homebuilders Association (GAHBA), "Residential Performance Guidelines," 2003 Edition, Chapter 16, pg 73.

3. ROOFING
3.0 ROOF COVERINGS
  Repair or Replace
Georgia Residential Code (IRC) Section R903.1 requires roof coverings must be secured to the building and installed in accordance with the manufacturer's installation instructions such that the roof assembly serves to protect the building. The metal roofing is damaged and torn at rear left corner (facing rear). Recommend professional roofer repair or replace, as required, to help prevent water entry and restore function.
3.2 ROOFING DRAINAGE SYSTEMS
  Repair or Replace
Georgia Residential Building Code (IRC) Section R104.9 requires materials, equipment, and devices approved by the building official shall be constructed and installed in accordance with such approval [manufacturer's instructions]. The gutter is loose at front left corner (facing front). Recommend carpenter nail down to secure.

5. ELECTRICAL SYSTEMS
5.12 INTERIOR CONNECTED DEVICES AND FIXTURES (Representative number of lighting fixtures, switches, and receptacles)
  Repair or Replace
The interior ceiling lights or light fixtures did not work when tested at: kitchen. Recommend check bulbs and fixtures, or have seller demonstrate function (remote control, hidden switch, etc.). Repair or replace as required.
5.13 EXTERIOR CONNECTED DEVICES AND FIXTURES (Representative number of exterior lighting fixtures, switches, and receptacles)
  Repair or Replace
National Electrical Code (NEC) Section 110.3(B) requires listed or labeled equipment shall be installed and used in accordance with any instructions included in the listing or labeling. Door bell does not work at front entrance. Recommend electrician repair to restore original function.

8. INTERIOR
8.2 DOORS (Representative number)
  Repair or Replace
Georgia Residential Building Code (IRC) Section R104.9 requires materials, equipment, and devices approved by the building official shall be constructed and installed in accordance with such approval [manufacturer's instructions]. The door does not latch at top at master bedroom entry, study. Recommend carpenter adjust, as required, to restore original function.
8.3 WINDOWS (Representative number)
  Repair or Replace
Georgia Residential Building Code (IRC) Section R104.9 requires materials, equipment, and devices approved by the building official shall be constructed and installed in accordance with such approval [manufacturer's instructions]. Several windows throughout home are stuck or painted shut. Locations: master bath toilet, kitchen sink, den, etc. Recommend windows be made to open, especially in bedrooms, for emergency exit purposes and to restore original function.

10. BUILT-IN KITCHEN APPLIANCES
10.3 EXHAUST HOOD OR VENT
  Repair or Replace
Georgia Residential Building Code (IRC) Section R104.9 requires materials, equipment, and devices approved by the building official shall be constructed and installed in accordance with such approval [manufacturer's instructions]. Cook-top hood (microwave oven) does not re-circulate air into room nor vent to outside, that we could find. Air should go somewhere. Recommend builder verify cook-top hood exhaust vent installed per manufacturer's instructions or repair, as required.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions, unless stated otherwise; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components. This report is provided for the specific benefit of the customer(s). Secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.


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



Date: 7/23/2007 Time: 8:00 AM Report ID: 31871
Property:
3205 Main Ave
Anytown, GA 30041
 Customer:
Valued Customer495		 Real Estate Professional:
Valued Realtor
First Realty Corp

Comment Key or Definitions

The following are definitions of the comment descriptors. Any recommendations by the inspector to repair or replace suggests the client should seek a second opinion or engage the services of a qualified contractor. 

Inspected (IN) = The item was visually observed or operated and appeared to be functioning as intended, allowing for normal wear and tear.

Not Inspected (NI)= The item was not inspected and no representation is made as to whether or not it will function. A reason will be stated for not inspecting.

Not Present (NP) = The item is not present, not a part of the home by design, or not fully installed at the time of inspection.

Repair or Replace (RR) = The item is not functioning, not serving the purpose for which it was intended, is unsafe, or needs further evaluation by a specialist or qualified contractor. Items, components, or systems that can be repaired to satisfactory condition may not need replacement.

Inspection Agreement

This inspection was performed in accordance with, and under the terms of, an  Inspection Agreement. The Agreement was signed by the client and agreed upon before the preparation of this report. A signed copy of the Agreement is available upon request. An unsigned hardcopy of the Agreement may be attached to this report if produced and delivered on-site. An unsigned electronic copy is available on the Company's web site at http://www.parkmanhi.com/.

Certifications and Licenses

Parkman Home Inspections, LLC carries current licenses and certifications as follows: Georgia Secretary of State, Corporations Division, Record No. 0365010; Georgia Board of Registration for Professional Engineers & Land Surveyors, License No. PE029275; International Code Council (ICC), Residential Combination Inspector (formerly CABO) Certificate No. 5166209-R5; American Society of Home Inspectors (ASHI) Member No. 243142; Georgia Association of Home Inspectors (GAHI); City of Suwanee Occupational Tax (Business License) No. 00310.

Environmental Conditions at Time of Inspection

Client or Representative Present:
Representative (Friend)

 Age of Home (estimated):
New Construction

 Weather:
Clear

Outside Ambient Temperature:
Over 70 degrees F

 Rain in Last Two Days:
Yes



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.

STYLES & MATERIALS
FOUNDATION:
POURED CONCRETE
 FLOOR STRUCTURE:
SLAB
 WALL STRUCTURE:
2 X 4 WOOD
CEILING STRUCTURE:
ENGINEERED WOOD TRUSS
 ROOF STRUCTURE:
OSB SHEATHING
ENGINEERED WOOD TRUSS
 METHOD USED TO INSPECT ATTIC:
FROM SERVICE PLATFORM
FOLD-DOWN LADDER
KNEE DOORS
METHOD USED TO INSPECT CRAWLSPACE:
NO CRAWLSPACE

  IN NI NP RR
1.0 FOUNDATIONS (Structural, footings, foundation walls, slab foundation, garage floor) X      
1.1 FLOORS (Structural, basement floor, framed floors)       X
1.2 WALLS (Structural, framed walls) X      
1.3 CEILINGS (Structural) X      
1.4 ROOF STRUCTURE AND ATTIC X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
1.1 Georgia Residential Building Code (IRC) Section M1305.1.3 requires passageways to appliances in attics shall have "continuous solid flooring" and follow the same structural rigidity requirements of any other floor in the home (IRC Chapter 5). Service platform not firm in attic at furnace area. Material used as floor is 7/16 inch roof sheathing (too thin) and is not allowed for floor applications on 24 inch floor joist centers (reference IRC Table R503.2.1.1(1)). Floor joists on 24 inch centers must have flooring material at least 11/16 inch thick (Table R503.1). Soft and deflects when walked on. Recommend add another sheet of plywood or OSB on top of existing sheathing and nail or screw into place to add stiffness and help prevent damage to ceiling or personal injury.
1.1 Picture 1
1.1 Picture 2
1.1 Picture 3


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 exterior 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
WALL COVERING:
BRICK
FIBER-CEMENT (HardiePlank(tm))
WOOD
 WALL COVERING STYLE:
BRICK
LAP
STUCCO
BOARD & BATTEN
 WINDOW MATERIAL:
WOOD
DECK ATTACHMENT METHOD:
NO DECK PRESENT

  IN NI NP RR
2.0 EXTERIOR WALL COVERING       X
2.1 EXTERIOR FLASHING AND TRIM       X
2.2 EAVES, SOFFITS, AND FASCIAS       X
2.3 VENT(S) SYSTEM, EXTERIOR (Eaves, walls, roof, soffit)       X
2.4 DOORS (Exterior) X      
2.5 WINDOWS (Exterior) X      
2.6 BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS X      
2.7 DECKS (Steps, handrails, guardrails, posts, floor joists, deck boards)     X  
2.8 DECK ATTACHMENT     X  
2.9 DECK FLASHING     X  
2.10 VEGETATION, GRADING, DRAINAGE, AND RETAINING WALLS       X
2.11 DRIVEWAYS, PATIOS, WALKWAYS X      
2.12 GARAGE DOOR FUNCTION (Operation and stability of door) X      
2.13 GARAGE DOOR OPERATORS (Electric eye auto-reverse) 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 Georgia Residential Code (IRC) Section R703.1 requires exterior walls shall provide the building with a weather-resistant exterior wall envelope. The brick and mortar siding is open to water entry at left side (facing front) at air conditioners. See photos for exact locations. Recommend brick mason apply repair, as required, to help keep out water.
2.0 Picture 1
2.0 Picture 2
2.0 Picture 3
2.1 Georgia Residential Code (IRC) Section R703.8 requires flashing shall be installed and extend to the surface of the exterior wall finish and shall be installed to prevent water from reentering the exterior wall envelop. No flashing visible at wall and roof intersections at front of home and rear of home at chimney. See photos. Recommend roofer install flashing, or if present, extend or uncover up to finished surface.
2.1 Picture 1
2.1 Picture 2
2.1 Picture 3
2.1 Picture 4
2.1 Picture 5
2.1 Picture 6
2.1 Picture 7
2.1 Picture 8
2.1 Picture 9
2.1 Picture 10
2.1 Picture 11
2.1 Picture 12
2.1 Picture 13
2.1 Picture 14
2.2 Georgia Residential Code (IRC) Section R703.1 requires exterior walls shall provide the building with a weather-resistant exterior wall envelope. The soffit (horizontal) panel at eave is open to water entry at front right corner (facing front). Recommend carpenter repair and seal, as required, to help prevent water entry or critter entry.
2.2 Picture 1
2.2 Picture 2
2.3 Georgia Residential Building Code (IRC) Section M1601.2 and G2426.6.1 requires factory-made duct material and gas vents shall be installed in accordance with manufacturer's installation instructions. The vent backdraft damper ("flapper") is missing on wall outside at left side (facing front) upper level. Recommend replace to keep out cold air and critters.
2.3 Picture 1
2.3 Picture 2
2.10 Georgia Residential Building Code (IRC) Section R401.3 requires site surface shall be graded away from foundation minimum 6 inches/10 feet and to a storm sewer or other approved point of collection so as not to create a hazard. Swales shall be sloped a minimum of 2% when located within 10 feet of the building foundation. Water pooling at left side (facing front). Recommend re-grading for hazard correction if not dried out within 48 hours (#) after heavy rain. (#) Reference: Greater Atlanta Homebuilders Association (GAHBA), "Residential Performance Guidelines," 2003 Edition, Chapter 16, pg 73.
2.10 Picture 1
2.10 Picture 2
2.10 Picture 3


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 observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

STYLES & MATERIALS
ROOF COVERING:
3-TAB FIBERGLASS/ASPHALT
ARCHITECTURAL
METAL
 VIEWED ROOF COVERING FROM:
GROUND
16X BINOCULARS
 SKYLIGHT(S):
NONE
CHIMNEY (exterior):
FIBER-CEMENT (HardiePlank(tm))
 ROOF AGE (estimated):
FIRST THIRD OF SERVICE LIFE
0-5 YEARS

  IN NI NP RR
3.0 ROOF COVERINGS       X
3.1 SKYLIGHTS, CHIMNEYS, AND ROOF PENETRATIONS (Outside home) X      
3.2 ROOFING DRAINAGE SYSTEMS       X
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
3.0 Georgia Residential Code (IRC) Section R903.1 requires roof coverings must be secured to the building and installed in accordance with the manufacturer's installation instructions such that the roof assembly serves to protect the building. The metal roofing is damaged and torn at rear left corner (facing rear). Recommend professional roofer repair or replace, as required, to help prevent water entry and restore function.
3.0 Picture 1
3.0 Picture 2
3.2 Georgia Residential Building Code (IRC) Section R104.9 requires materials, equipment, and devices approved by the building official shall be constructed and installed in accordance with such approval [manufacturer's instructions]. The gutter is loose at front left corner (facing front). Recommend carpenter nail down to secure.
3.2 Picture 1
3.2 Picture 2


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 safety controls; and chimneys, flues, and vents; 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; or observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas; Swimming pools; Solar water heating equipment; or observe the system for proper sizing or design.

STYLES & MATERIALS
WATER SUPPLY:
CPVC
 WATER DISTRIBUTION:
CPVC
 WATER DRAIN WASTE AND VENT:
PVC
WATER HEATER ENERGY SOURCE:
NATURAL GAS
 WATER HEATER CAPACITY:
50 GAL
 WATER HEATER MANUFACTURER:
A.O. SMITH
WATER HEATER LOCATION(S):
GARAGE
 WATER HEATER AGE (estimated):
FIRST THIRD OF SERVICE LIFE
0-4 YEARS

  IN NI NP RR
4.0 GAS SERVICE TURNED ON (Yes/No) (Natural Gas, Propane) X      
4.1 MAIN FUEL SHUT-OFF DEVICE (Describe location, Photo) X      
4.2 WATER SERVICE TURNED ON (Yes/No) X      
4.3 EXTERIOR WATER SUPPLY (Hose bibbs) X      
4.4 KITCHEN WATER SUPPLY AND DISTRIBUTION SYSTEM AND FIXTURES X      
4.5 KITCHEN DRAIN AND WASTE SYSTEM X      
4.6 BATHROOMS WATER SUPPLY AND FIXTURES X      
4.7 BATHROOMS DRAIN AND WASTE SYSTEM X      
4.8 SHOWER SURROUND WATERTIGHT X      
4.9 HYDROMASSAGE BATHTUB IN MASTER BATH X      
4.10 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS X      
4.11 WATER MAIN SHUT-OFF DEVICE (Describe location, Photo) X      
4.12 FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks) X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
4.1 FYI Only: A main cut-off valve for the gas is located at the gas meter outside. A wrench or pair of pliers will be needed, but a quarter turn is usually all that is required to shut off the gas.
4.1 Picture 1
4.11 FYI Only: The main water shut-off is the green knob above water heater.
4.11 Picture 1


5. ELECTRICAL SYSTEMS

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current 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, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and presence or absence of Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current 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
SERVICE VOLTAGE:
240 VOLTS (NOMINAL)
 SERVICE METHOD:
UNDERGROUND
 SERVICE AMPERAGE:
200 AMP
ELEC. PANEL MANUFACTURER:
SIEMENS
 WIRING METHODS:
NON-METALLIC SHEATHED CABLE (ROMEX)
 BRANCH WIRE (15 and 20 AMP):
COPPER
PANEL TYPE:
CIRCUIT BREAKERS

  IN NI NP RR
5.0 ELECTRIC SERVICE TURNED ON (Yes/No) X      
5.1 SERVICE DROP (Conductors Prior to Meter, Weatherhead) X      
5.2 SERVICE EQUIPMENT (Meter Attachment, Panel boxes, Covers) AND MAIN DISCONNECT X      
5.3 SERVICE ENTRANCE CONDUCTORS (After Meter), CABLES, AND RACEWAYS (Where visible) X      
5.4 SERVICE GROUNDING (Ufer, Grounding Rods, Copper pipe bond) X      
5.5 LOCATION OF MAIN DISCONNECT(S) (Describe, Photo) X      
5.6 LOCATION OF MAIN SERVICE PANEL(S) (Describe) X      
5.7 MAIN SERVICE PANEL AND SUB PANEL INTERIOR COMPONENTS (Wire connections, taps, terminals, open slots) X      
5.8 SERVICE AMPERAGE RATING CHECKED X      
5.9 BRANCH CIRCUIT CONDUCTORS (Wire sizes), OVERCURRENT PROTECTION DEVICES (Breakers, Fuses) X      
5.10 OPERATION OF GFCIs (Ground-Fault Circuit-Interrupters) X      
5.11 POLARITY AND GROUNDING OF RECEPTACLES X      
5.12 INTERIOR CONNECTED DEVICES AND FIXTURES (Representative number of lighting fixtures, switches, and receptacles)       X
5.13 EXTERIOR CONNECTED DEVICES AND FIXTURES (Representative number of exterior lighting fixtures, switches, and receptacles)       X
5.14 SMOKE DETECTORS (Absence or presence only) X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
5.5 FYI Only: The electric service main disconnect is located at the meter base outside.
5.5 Picture 1
5.6 FYI Only: The electric service main panel is located at the garage.
5.12 The interior ceiling lights or light fixtures did not work when tested at: kitchen. Recommend check bulbs and fixtures, or have seller demonstrate function (remote control, hidden switch, etc.). Repair or replace as required.
5.12 Picture 1
5.13 National Electrical Code (NEC) Section 110.3(B) requires listed or labeled equipment shall be installed and used in accordance with any instructions included in the listing or labeling. Door bell does not work at front entrance. Recommend electrician repair to restore original function.
5.13 Picture 1
5.14 FYI Only: Recommend test smoke detectors and check batteries regularly.


6. 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; or Observe the uniformity or adequacy of cool-air supply to the various rooms.

STYLES & MATERIALS
NUMBER OF COOLING UNITS:
TWO
 CENTRAL AIR MANUFACTURER:
AMANA
 COOLING EQUIPMENT TYPE:
CENTRAL AIR CONDITIONING SYSTEM
COOLING EQUIPMENT ENERGY SOURCE:
ELECTRICITY
 CONDENSATE PRIMARY DRAIN METHOD:
GRAVITY TO OUTSIDE
 CONDENSATE PAN SAFETY METHOD:
PAN WITH FLOAT SWITCH
PAN WITH DRAIN
CONDENSING UNIT AGE (estimated):
FIRST THIRD OF SERVICE LIFE
0-5 YEARS

  IN NI NP RR
6.0 CENTRAL AND THROUGH-WALL COOLING EQUIPMENT X      
6.1 COOLING CONDENSATE PRIMARY REMOVAL (Inside, absence or presence only) X      
6.2 COOLING CONDENSATE PRIMARY REMOVAL (Outside, absence or presence only) X      
6.3 COOLING CONDENSATE SECONDARY REMOVAL, OVERFLOW DRIP PAN, DRAIN OR FLOAT SWITCH (Absence or presence only) X      
6.4 NORMAL OPERATING CONTROLS X      
6.5 DISTRIBUTION SYSTEMS (Fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors) X      
6.6 PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace



7. HEATING AND FIREPLACES

The home inspector shall observe permanently installed heating systems including: Heating equipment; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; 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 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 fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

STYLES & MATERIALS
TYPES OF FIREPLACES:
SOLID FUEL (Wood burning)
MANUFACTURED METAL INSERT
WITH FIREBRICKS
 TYPES OF CHIMNEYS:
MANUFACTURED METAL FLUE
 OPERABLE FIREPLACES:
ONE
NUMBER OF HEAT SYSTEMS (excluding wood):
TWO
 HEATING METHOD:
GAS FURNACE (FORCED AIR)
 HEATING ENERGY SOURCE:
NATURAL GAS
HEATING DUCTWORK:
INSULATED
 HEATING UNIT(S) AGE (estimated):
FIRST THIRD OF SERVICE LIFE
0-5 YEARS

  IN NI NP RR
7.0 HEATING EQUIPMENT X      
7.1 NORMAL OPERATING CONTROLS X      
7.2 FURNACE FLUES AND VENTS X      
7.3 HEAT DISTRIBUTION SYSTEMS (Fans, pumps, ducts and piping, supports, insulation, air filters, registers, radiators, fan coil units) X      
7.4 CHIMNEY FLUES AND DAMPERS (Inside home) X      
7.5 SOLID FUEL HEATING DEVICES (Firebox components only. We do not start fires) X      
7.6 GAS/ELECTRIC FIRE LOGS AND FIREPLACES (Firebox components only. We do not start fires) X      
7.7 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
7.3 FYI Only: Filter locations are in attic (see photos). We recommend pleated furnace filters with MERV-8 or better filtration rating. Recommend change at least every 3 months.
7.3 Picture 1
7.3 Picture 2
7.6 FYI Only: Gas log starter installed in wood burning fireplace.


8. INTERIOR

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets, doors, and windows. The home inspector shall: Operate a representative number of windows and interior doors; 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 observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

STYLES & MATERIALS
CEILING MATERIALS:
GYPSUM BOARD
 WALL MATERIAL:
GYPSUM BOARD

  IN NI NP RR
8.0 WALLS X      
8.1 CEILINGS X      
8.2 DOORS (Representative number)       X
8.3 WINDOWS (Representative number)       X
8.4 FLOORS (Floor surfaces) X      
8.5 STEPS, STAIRWAYS, BALCONIES, AND RAILINGS X      
8.6 ATTIC FOLDING LADDER X      
8.7 COUNTERTOPS AND A REPRESENTATIVE NUMBER OF CABINETS X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
8.2 Georgia Residential Building Code (IRC) Section R104.9 requires materials, equipment, and devices approved by the building official shall be constructed and installed in accordance with such approval [manufacturer's instructions]. The door does not latch at top at master bedroom entry, study. Recommend carpenter adjust, as required, to restore original function.
8.2 Picture 1
8.2 Picture 2
8.3 Georgia Residential Building Code (IRC) Section R104.9 requires materials, equipment, and devices approved by the building official shall be constructed and installed in accordance with such approval [manufacturer's instructions]. Several windows throughout home are stuck or painted shut. Locations: master bath toilet, kitchen sink, den, etc. Recommend windows be made to open, especially in bedrooms, for emergency exit purposes and to restore original function.
8.3 Picture 1
8.3 Picture 2
8.3 Picture 3


9. INSULATION AND 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 Venting equipment that is integral with household appliances.

STYLES & MATERIALS
ATTIC VENTILATION:
PASSIVE ROOF VENT(S)
SOFFIT VENTS
 ATTIC INSULATION:
BLOWN FIBERGLASS
BATT FIBERGLASS

  IN NI NP RR
9.0 INSULATION AND VAPOR RETARDERS (Attic) X      
9.1 INSULATION AND VAPOR RETARDERS (Knee Wall Attics) X      
9.2 VENTILATION OF ATTIC AND FOUNDATION AREAS X      
9.3 MECHANICAL VENT SYSTEM, INTERIOR (Kitchen, bath, and laundry) X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace



10. BUILT-IN KITCHEN APPLIANCES

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher; Range, cook top, and permanently installed oven; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.


  IN NI NP RR
10.0 DISHWASHER X      
10.1 COOK-TOP X      
10.2 OVEN(S) X      
10.3 EXHAUST HOOD OR VENT       X
10.4 FOOD WASTE DISPOSER X      
10.5 MICROWAVE COOKING EQUIPMENT X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
10.3 Georgia Residential Building Code (IRC) Section R104.9 requires materials, equipment, and devices approved by the building official shall be constructed and installed in accordance with such approval [manufacturer's instructions]. Cook-top hood (microwave oven) does not re-circulate air into room nor vent to outside, that we could find. Air should go somewhere. Recommend builder verify cook-top hood exhaust vent installed per manufacturer's instructions or repair, as required.
10.3 Picture 1
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