Parkman Home Inspections, LLC

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

Customer
Customer Pre-Purchase

Property
Customer Pre-Purchase
My Town, GA 30066

Real Estate Agent
Not Applicable


Report ID:
31377

Inspection Date 
4/4/2006

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

Customer
Customer Pre-Purchase

Property Address
Customer Pre-Purchase
My Town, GA 30066

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 does not contain possible recommendations for routine upkeep, product reference information, maintenance suggestions, or system or component monitoring instructions. 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.

EXTERIOR
2.0 EXTERIOR WALL COVERING
  Repair or Replace
 
The brick and mortar siding is open to water entry at front of home at left of main entrance. Recommend qualified individual apply caulk or sealant, as required, to help keep out water. (Picture 1) - (Picture 2)
 
The composite board siding is open to water entry at seams at rear of home at center. Recommend qualified individual apply caulk or sealant, as required, to help keep out water. (Picture 4) -(Picture 6)
 
Doggie door at left side beginning to decay. Recommend paint. (Picture 7) (Picture 8)
2.1 EXTERIOR FLASHING AND TRIM
  Repair or Replace
 
The wood trim is damaged or decayed at sides of chimney at roof. Recommend carpenter repair or replace, as required, to help prevent further decay or damage.
2.3 DOORS (Exterior)
  Repair or Replace
 
Decay present above door at main entrance, basement double doors at threshold trim. Area soft to touch. Recommend carpenter repair to prevent further damage or decay. (Picture 1) - (Picture 3)
 
Knob is loose at main entrance door at main level. Bolt will not latch at double doors to outside downstairs. Recommend repair. (Picture 4) - (Picture 5)
2.4 WINDOWS (Exterior)
  Repair or Replace
 
Decay present at bottom of bay window at front, left and right bottom. Areas soft to touch. Recommend carpenter repair to prevent further damage or decay.
2.5 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS
  Repair or Replace
 
Deck boards sag when walked on at deck at rear at grade level. Spacing of joists too far apart to support deck boards evenly. Recommend add support to deck boards to help prevent breakage or personal injury. (Picture 1)
2.6 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIOS, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)
  Repair or Replace
 
Critters like the home, too! See photos. Recommend repair of holes at chimney, eave at rear, and screen at porch at rear, most likely caused by critters.
2.7 GARAGE DOOR FUNCTION (Operation and stability of door)
  Repair or Replace
 
The garage door on right facing out has safety wires, but not properly installed inside the tension springs. A braided steel wire should be threaded along the length of each spring (inside) to contain the spring should it break. Ends of wire should be secured to frame at each end. Recommend professional garage door installation & service company install to help prevent personal injury.

ROOFING
3.3 ROOFING DRAINAGE SYSTEMS
  Repair or Replace
 
The gutter is loose at front of home at right of main entrance. Recommend qualified individual repair to help prevent damage to foundation or brick siding.(Picture 1)
 
The gutters are rusted and leaking at right side (facing front) and rear of home at left of center. Depression in ground underneath at right side due to water impact. Recommend contractor repair or replace to help prevent damage to siding and foundation.(Picture 2) - (Picture 7)
 
The gutters are clogged at rear of home. Recommend qualified and properly equipment individual clean gutters to help prevent damage or decay to roof decking, siding, or foundation. (Picture 8)

PLUMBING SYSTEM
4.3 INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
  Repair or Replace
 
The control knob is reversed (hot is cold, cold is hot) at master bath vanity on right. Recommend licensed plumber repair to help prevent scalding.
4.4 DRAIN, WASTE, AND VENT SYSTEMS
  Repair or Replace
 
The toilet is loose at floor at basement bathroom. Recommend qualified individual tighten to help prevent cracking or leaks.

ELECTRICAL SYSTEMS
5.6 INTERIOR COMPONENTS OF SERVICE PANELS AND SUB PANELS
  Repair or Replace
 
There is at least one breaker in the main electric service panel that has two wires attached ("double-lugged"). The breakers (over-current devices) being used do not appear to be listed or labeled for this type of application. Two or more wires attached where only one wire is intended could lead to a loose or faulty connection. Recommend a licensed electrician investigate further and recommend remedy, as necessary.
5.8 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT PROTECTION DEVICES
  Repair or Replace
 
Flying jumper connections (not in box or not covered) in basement shop ceiling. No protection from fire in the event of loose connection and short circuit. Recommend electrician investigate further and advise action as required.
5.10 INTERIOR CONNECTED DEVICES AND FIXTURES (Representative number of lighting fixtures, switches, and receptacles)
  Repair or Replace
 
Cover needed at wall outlet in laundry room, basement front room outlet, basement furnace room switch. (Picture 1) - (Picture 3)
 
Unable to immediately locate wall switch for billiard light at lower level. Recommend inquire of seller.(Picture 4)
5.11 EXTERIOR CONNECTED DEVICES AND FIXTURES (Representative number of exterior lighting fixtures, switches, and receptacles)
  Repair or Replace
 
The lights or light fixtures did not work when tested at: deck at rear. Recommend check bulb(s).
5.12 POLARITY AND GROUNDING OF RECEPTACLES
  Repair or Replace
 
The three-prong electric receptacles in at least two places are incorrectly wired at lower level front room. Tester indicates "hot & neutral reversed". This could present a shock hazard in the event of a circuit fault (hot & neutral reversed). Recommend an electrician investigate further and repair the receptacle and/or correct the wiring to the device, as required.

HEATING AND FIREPLACES
6.3 HEAT DISTRIBUTION SYSTEMS (Fans, pumps, ducts and piping, supports, insulation, air filters, registers, radiators, fan coil units)
  Repair or Replace
 
The furnace filter is dirty and needs replacing in attic and basement.
6.6 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM
  Repair or Replace
 
No warm or cold air produced at supply register in dining room. Instead, an electrical receptacle is in the vent. Recommend an HVAC tech and electrician investigate further and advise repairs as needed.

CENTRAL AIR CONDITIONING
7.4 PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM
  Repair or Replace
 
See Section 6.6.

INTERIOR
8.3 STEPS, STAIRWAYS, BALCONIES, AND RAILINGS
  Repair or Replace
 
The handrail for stairs to upper level at rear of kitchen is loose. Recommend tighten to help prevent damage or personal injury.
8.4 COUNTERTOPS AND A REPRESENTATIVE NUMBER OF CABINETS
  Repair or Replace
 
Kitchen cabinet handle is coming off near microwave oven. Recommend repair.
8.5 DOORS (Representative number)
  Repair or Replace
 
1) The entry door does not latch at master bedroom. 2) Closet doors at basement at bottom of stairs: does not close at door on left, off track at door on right. Recommend carpenter adjust, as required, to restore original function.
8.6 WINDOWS (Representative number)
  Repair or Replace
 
Several windows throughout home are stuck or painted shut: office upstairs, exercise room upstairs. Recommend windows be made to open, especially in bedrooms, for emergency egress purposes.

INSULATION AND VENTILATION
9.3 MECHANICAL VENT SYSTEM (Kitchen, bath, and laundry)
  Repair or Replace
 
The master bath vent fan at toilet is so loud and unbalanced as to rattle the walls. Recommend replace.(Picture 1)
 
The laundry dryer vent at rear of home at left corner (facing rear) is partially obstructed with lint. "Flapper" (back draft damper) is stuck open. Recommend vent and duct clean out for improved air flow and proper operation of damper.(Picture 2) (Picture 3)
9.4 MECHANICAL VENT SYSTEM (Attic)
  Not Inspected
 
Did not immediately find wall switch for whole house fan. Recommend inquire of seller as to location.(Picture 1)
 
Temperature controlled power-assisted attic fans (2) are installed, but due to today's cool temperatures and no manual controls are immediately evident, we are unable to say if they will operate or not. Not inspected.(Picture 2)

BUILT-IN KITCHEN APPLIANCES
10.3 EXHAUST HOOD OR VENT
  Repair or Replace
 
Light not working in exhaust hood. Recommend check bulb, then hood, for proper operation.

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; 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: 4/4/2006 Time: 9:07 AM Report ID: 31377
Property:
Customer Pre-Purchase
My Town, GA 30066
 Customer:
Customer Pre-Purchase		 Real Estate Professional:
Not Applicable

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; City of Suwanee Occupational Tax (Business License) No. 00310.

Environmental Conditions at Time of Inspection

Age of Home (Estimated):
Over 15 Years

 Client or Rep is Present:
Yes

 Weather:
Clear

Temperature:
Over 60

 Rain in last 3 days:
Yes



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
2 X 10
 WALL STRUCTURE:
WOOD
CEILING STRUCTURE:
2X8
 ROOF STRUCTURE:
STICK-BUILT
2 X 6 RAFTERS
 METHOD USED TO INSPECT ATTIC:
FROM SERVICE PLATFORM
FOLD DOWN LADDER

  IN NI NP RR
1.0 FOUNDATIONS (Report signs of abnormal or harmful water penetration into the building, or signs of abnormal or harmful condensation on building components, or other structural concern) X      
1.1 FLOORS (Structural) X      
1.2 WALLS (Structural) 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 #
1.0 FYI Only: Water stains at basement front wall indicated as "safe" on moisture meter.

1.0 Picture 1
1.0 Picture 2

1.0 Picture 3


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
COMPOSITE BOARD
 WALL COVERING STYLE:
BRICK
LAP

  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 DOORS (Exterior)       X
2.4 WINDOWS (Exterior)       X
2.5 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS       X
2.6 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIOS, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)       X
2.7 GARAGE DOOR FUNCTION (Operation and stability of door)       X
2.8 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 The brick and mortar siding is open to water entry at front of home at left of main entrance. Recommend qualified individual apply caulk or sealant, as required, to help keep out water. (Picture 1) - (Picture 2)

2.0 Picture 1
2.0 Picture 2

Evidence of mortar patching above garage door on right. Seller reports repairs performed to pillars and piers. Repairs appear adequate. Recommend watch and monitor for further movement, if any. FYI Only. (Picture 3)

2.0 Picture 3

The composite board siding is open to water entry at seams at rear of home at center. Recommend qualified individual apply caulk or sealant, as required, to help keep out water. (Picture 4) -(Picture 6)

2.0 Picture 4
2.0 Picture 5

2.0 Picture 6

Doggie door at left side beginning to decay. Recommend paint. (Picture 7) (Picture 8)

2.0 Picture 7
2.0 Picture 8
2.1 The wood trim is damaged or decayed at sides of chimney at roof. Recommend carpenter repair or replace, as required, to help prevent further decay or damage.

2.1 Picture 1
2.1 Picture 2

2.1 Picture 3
2.1 Picture 4
2.3 Decay present above door at main entrance, basement double doors at threshold trim. Area soft to touch. Recommend carpenter repair to prevent further damage or decay. (Picture 1) - (Picture 3)

2.3 Picture 1
2.3 Picture 2

2.3 Picture 3

Knob is loose at main entrance door at main level. Bolt will not latch at double doors to outside downstairs. Recommend repair. (Picture 4) - (Picture 5)

2.3 Picture 4
2.3 Picture 5
2.4 Decay present at bottom of bay window at front, left and right bottom. Areas soft to touch. Recommend carpenter repair to prevent further damage or decay.

2.4 Picture 1
2.4 Picture 2

2.4 Picture 3
2.4 Picture 4
2.5 Deck boards sag when walked on at deck at rear at grade level. Spacing of joists too far apart to support deck boards evenly. Recommend add support to deck boards to help prevent breakage or personal injury. (Picture 1)

2.5 Picture 1

Pickets of fence at left loose. Recommend repair.(Picture 2) (Picture 3)

2.5 Picture 2
2.5 Picture 3
2.6 Critters like the home, too! See photos. Recommend repair of holes at chimney, eave at rear, and screen at porch at rear, most likely caused by critters.

2.6 Picture 1
2.6 Picture 2

2.6 Picture 3
2.6 Picture 4

2.6 Picture 5
2.6 Picture 6

2.6 Picture 7
2.6 Picture 8

2.6 Picture 9
2.6 Picture 10

2.6 Picture 11
2.6 Picture 12

2.6 Picture 13
2.6 Picture 14
2.7 The garage door on right facing out has safety wires, but not properly installed inside the tension springs. A braided steel wire should be threaded along the length of each spring (inside) to contain the spring should it break. Ends of wire should be secured to frame at each end. Recommend professional garage door installation & service company install to help prevent personal injury.

2.7 Picture 1
2.7 Picture 2


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
 VIEWED ROOF COVERING FROM:
GROUND
16X BINOCULARS
 SKYLIGHT(S):
MORE THAN FOUR
CHIMNEY (exterior):
COMPOSITE BOARD

  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
3.4 BURIED DOWNSPOUT(S) OR YARD DRAINS X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
3.3 The gutter is loose at front of home at right of main entrance. Recommend qualified individual repair to help prevent damage to foundation or brick siding.(Picture 1)

3.3 Picture 1

The gutters are rusted and leaking at right side (facing front) and rear of home at left of center. Depression in ground underneath at right side due to water impact. Recommend contractor repair or replace to help prevent damage to siding and foundation.(Picture 2) - (Picture 7)

3.3 Picture 2
3.3 Picture 3

3.3 Picture 4
3.3 Picture 5

3.3 Picture 6
3.3 Picture 7

The gutters are clogged at rear of home. Recommend qualified and properly equipment individual clean gutters to help prevent damage or decay to roof decking, siding, or foundation. (Picture 8)

3.3 Picture 8
3.4 Several buried drains are used around the property. While convenient and aesthetically pleasing, these must be kept cleaned out and free-flowing to prevent backup and damage to home or surroundings. Exit points for these drains were not located at time of inspection. Recommend client inquire of seller as to where pipes terminate and methods for cleaning.

3.4 Picture 1
3.4 Picture 2


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:
ABS
WATER HEATER ENERGY SOURCE:
GAS (QUICK RECOVERY)
 WATER HEATER CAPACITY:
40 GAL (1-2 PEOPLE)
 WATER HEATER MANUFACTURER:
AMERICAN

  IN NI NP RR
4.0 MAIN FUEL SHUT-OFF DEVICE (Describe location) X      
4.1 EXTERIOR WATER SUPPLY (Hose bibs) X      
4.2 MAIN WATER SHUT-OFF DEVICE (Describe location) X      
4.3 INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES       X
4.4 DRAIN, WASTE, AND VENT SYSTEMS       X
4.5 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS X      
4.6 FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks) X      
4.7 DRAINAGE SUMPS, SUMP PUMPS, AND RELATED PIPING     X  
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
4.0 A main cutoff valve for the gas is located at the gas meter outside. A wrench or pair of pliers will be needed, but a quarter turn clockwise is usually all that is required to shut off the gas.

4.0 Picture 1
4.2 The main water shut-off is the gray knob on front wall in basement. FYI Only.

4.2 Picture 1
4.3 The control knob is reversed (hot is cold, cold is hot) at master bath vanity on right. Recommend licensed plumber repair to help prevent scalding.

4.3 Picture 1
4.4 The toilet is loose at floor at basement bathroom. Recommend qualified individual tighten to help prevent cracking or leaks.

4.4 Picture 1


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:
220 VOLTS (NOMINAL)
 SERVICE AMPERAGE:
200 AMP
 WIRING METHODS:
NON-METALLIC SHEATHED CABLE (ROMEX)
BRANCH WIRE (15 and 20 AMP):
COPPER
 PANEL TYPE:
CIRCUIT BREAKERS
 ELEC. PANEL MANUFACTURER:
CUTLER HAMMER

  IN NI NP RR
5.0 SERVICE DROP X      
5.1 SERVICE ENTRANCE CONDUCTORS, CABLES, AND RACEWAYS X      
5.2 SERVICE EQUIPMENT AND MAIN DISCONNECT X      
5.3 SERVICE GROUNDING X      
5.4 LOCATION OF MAIN DISCONNECT X      
5.5 LOCATION OF MAIN SERVICE PANEL X      
5.6 INTERIOR COMPONENTS OF SERVICE PANELS AND SUB PANELS       X
5.7 LOCATION OF SUB PANEL(S)     X  
5.8 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT PROTECTION DEVICES       X
5.9 OPERATION OF GFCIs (Ground Fault Circuit Interrupters) X      
5.10 INTERIOR CONNECTED DEVICES AND FIXTURES (Representative number of lighting fixtures, switches, and receptacles)       X
5.11 EXTERIOR CONNECTED DEVICES AND FIXTURES (Representative number of exterior lighting fixtures, switches, and receptacles)       X
5.12 POLARITY AND GROUNDING OF RECEPTACLES       X
5.13 SMOKE DETECTORS (Absence or presence) X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
5.4 The electric service main disconnect is located at the meter base outside.

5.4 Picture 1
5.5 The electric service main panel is located at the furnace room at lower level.
5.6 There is at least one breaker in the main electric service panel that has two wires attached ("double-lugged"). The breakers (over-current devices) being used do not appear to be listed or labeled for this type of application. Two or more wires attached where only one wire is intended could lead to a loose or faulty connection. Recommend a licensed electrician investigate further and recommend remedy, as necessary.

5.6 Picture 1
5.8 Flying jumper connections (not in box or not covered) in basement shop ceiling. No protection from fire in the event of loose connection and short circuit. Recommend electrician investigate further and advise action as required.

5.8 Picture 1
5.8 Picture 2

5.8 Picture 3
5.10 Cover needed at wall outlet in laundry room, basement front room outlet, basement furnace room switch. (Picture 1) - (Picture 3)

5.10 Picture 1
5.10 Picture 2

5.10 Picture 3

Unable to immediately locate wall switch for billiard light at lower level. Recommend inquire of seller.(Picture 4)

5.10 Picture 4
5.11 The lights or light fixtures did not work when tested at: deck at rear. Recommend check bulb(s).

5.11 Picture 1
5.12 The three-prong electric receptacles in at least two places are incorrectly wired at lower level front room. Tester indicates "hot & neutral reversed". This could present a shock hazard in the event of a circuit fault (hot & neutral reversed). Recommend an electrician investigate further and repair the receptacle and/or correct the wiring to the device, as required.

5.12 Picture 1
5.12 Picture 2

5.12 Picture 3
5.13 Smoke detector should be tested at common hallway to bedrooms upon moving into home. Check batteries regularly. FYI Only


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
HEATING METHOD:
GAS FURNACE (FORCED AIR)
 HEATING ENERGY SOURCE:
NATURAL GAS
 HEATING DUCTWORK:
INSULATED
NUMBER OF HEAT SYSTEMS (excluding wood):
TWO
 TYPES OF FIREPLACES:
MANUFACTURED METAL INSERT
WITH FIREBRICKS
 TYPES OF CHIMNEYS:
MANUFACTURED METAL FLUE
OPERABLE FIREPLACES:
ONE

  IN NI NP RR
6.0 HEATING EQUIPMENT X      
6.1 NORMAL OPERATING CONTROLS X      
6.2 FURNACE CHIMNEYS, FLUES, AND VENTS X      
6.3 HEAT DISTRIBUTION SYSTEMS (Fans, pumps, ducts and piping, supports, insulation, air filters, registers, radiators, fan coil units)       X
6.4 SOLID FUEL HEATING DEVICES (Flue and firebox components only. We do not start fires) X      
6.5 GAS/LP FIRE LOGS AND FIREPLACES (Flue and firebox components only. We do not start fires)     X  
6.6 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 #
6.3 The furnace filter is dirty and needs replacing in attic and basement.

6.3 Picture 1
6.3 Picture 2
6.6 No warm or cold air produced at supply register in dining room. Instead, an electrical receptacle is in the vent. Recommend an HVAC tech and electrician investigate further and advise repairs as needed.

6.6 Picture 1


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
COOLING EQUIPMENT TYPE:
CENTRAL AIR CONDITIONING SYSTEM
 COOLING EQUIPMENT ENERGY SOURCE:
ELECTRICITY
 CENTRAL AIR MANUFACTURER:
BRYANT
NUMBER OF A/C UNITS:
TWO

  IN NI NP RR
7.0 CENTRAL AND THROUGH-WALL COOLING EQUIPMENT X      
7.1 COOLING CONDENSATE REMOVAL X      
7.2 NORMAL OPERATING CONTROLS X      
7.3 DISTRIBUTION SYSTEMS (Fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors) X      
7.4 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
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
7.4 See Section 6.6.


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 FLOORS X      
8.3 STEPS, STAIRWAYS, BALCONIES, AND RAILINGS       X
8.4 COUNTERTOPS AND A REPRESENTATIVE NUMBER OF CABINETS       X
8.5 DOORS (Representative number)       X
8.6 WINDOWS (Representative number)       X
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
8.0 FYI Only: Most walls and ceilings in finished basement are covered and structural members are not visible. No obvious problems discovered. We could not see behind these coverings. Ceiling tiles not lifted, except in selected locations as spot check.

8.0 Picture 1
8.1 FYI Only: Thin cracks (<3/16 inch) in gypsum board ceilings and walls are not unusual. Cracks in gypsum board at main entrance and guest bedroom door were examined and judged to be of little or no structural concern at the time of inspection. However, recommend client watch and monitor for gap widening (>1/4 inch), edge displacement (heaving up or down / in or out), windows and doors sticking.

8.1 Picture 1
8.1 Picture 2

8.1 Picture 3
8.3 The handrail for stairs to upper level at rear of kitchen is loose. Recommend tighten to help prevent damage or personal injury.

8.3 Picture 1
8.3 Picture 2
8.4 Kitchen cabinet handle is coming off near microwave oven. Recommend repair.

8.4 Picture 1
8.5 1) The entry door does not latch at master bedroom. 2) Closet doors at basement at bottom of stairs: does not close at door on left, off track at door on right. Recommend carpenter adjust, as required, to restore original function.

8.5 Picture 1
8.5 Picture 2

8.5 Picture 3
8.6 Several windows throughout home are stuck or painted shut: office upstairs, exercise room upstairs. Recommend windows be made to open, especially in bedrooms, for emergency egress purposes.

8.6 Picture 1
8.6 Picture 2


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:
GABLE VENTS
SOFFIT VENTS
THERMOSTATICALLY CONTROLLED FAN(S)
 ATTIC INSULATION:
BLOWN
FIBERGLASS
BATT WITH VAPOR RETARDER
 BASEMENT INSULATION:
BATT WITH VAPOR RETARDER

  IN NI NP