Parkman Home Inspections, LLC

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

Customer
Valued Customer

Property
483 Main St
Anytown, GA 30047

Real Estate Agent
Valued Realtor
First Realty Corp

Report ID:
31665

Inspection Date 
7/23/2007

Inspected By 
Michael V. Parkman, P.E.


SUMMARY


Parkman Home Inspections, LLC5885 Cumming Hwy, Suite 108-B222
Sugar Hill, GA 30518
770-868-9651 * 770-614-6523

Customer
Valued Customer

Property Address
483 Main St
Anytown, GA 30047

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, 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.
2. EXTERIOR
2.0 EXTERIOR WALL COVERING
Repair or Replace
Decay, peeling paint, and/or damage present or started at wood exterior wall cladding at front of home above garage. See photos for exact locations. Recommend carpenter and painter repair to prevent further damage or decay.
2.2 EAVES, SOFFITS, AND FASCIAS
Repair or Replace
Decay, bare wood, peeling paint, and/or damage present or started at eaves at front left corner (facing front). Recommend carpenter or painter repair to prevent further damage or decay.
2.3 DOORS (Exterior)
Repair or Replace
(1) Decay present at door brick molding at garage door on right (facing house). Recommend carpenter repair to prevent further damage or decay.
(2) The entry door from rear porch into den has non-functioning knob lock. Recommend carpenter replace knob, as required, to restore original function.
2.4 WINDOWS (Exterior)
Repair or Replace
(1) Window glass is broken at front of home above garage and at garage. Recommend replace glass or window, as required, to restore original level of service and function.
(2) Open gaps present at window trim at rear left. Recommend painter caulk to keep out water.
2.5 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS
Repair or Replace
(1) Open gaps present at bricks and mortar at front porch. Recommend repair to help prevent further damage, deterioration, or personal injury.
(2) Decay present at column at corner of front porch. Recommend carpenter repair.
2.6 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIOS, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)
Inspected
(1) Tree limbs that are in contact with roof or hanging near roof should be trimmed at left side (facing front) near chimney.
(2) Driveway at front and walkway at main entrance cracked with vertical displacement up to 1 inch. Recommend repair or replace to prevent a tripping hazard and personal injury.
3. ROOFING
3.0 ROOF COVERINGS
Repair or Replace
Roof decking is damaged and decayed at rear porch cover at least two places. Shingles sunken in these areas. Other areas of main roof at middle have been patched. Roof covering near end of service life. Recommend roofer investigate further and advise repair or replace at porch cover and entire roof surfaces.
3.2 SKYLIGHTS, CHIMNEYS, AND ROOF PENETRATIONS
Repair or Replace
The metal vent pipe flashing is lifted at rear of home, two places. Recommend professional roofer inspect all roof surfaces further, nail down and seal, as required, to help prevent damage in high wind.
3.3 ROOFING DRAINAGE SYSTEMS
Repair or Replace
(1) The gutter is loose at rear of home at center at upper level. Recommend carpenter or roofer correct to help prevent damage to siding or foundation.
(2) The gutters are clogged at front of home, rear of home, and left side (facing front). Recommend qualified and properly equipped individual clean gutters to help prevent damage or decay to roof decking, siding, or foundation.
4. PLUMBING SYSTEM
4.3 EXTERIOR WATER SUPPLY (Hose bibbs)
Not Inspected
Hose bibbs covered. Not inspected.
4.4 WATER MAIN SHUT-OFF DEVICE (Describe location)
Not Inspected
FYI Only: Could not locate the main shut-off for water. Please ask the current owners for the location. Otherwise, you will need to use a water key at the street meter or have a plumber install one.
5. ELECTRICAL SYSTEMS
5.0 SERVICE DROP (Conductors Prior to Meter, Weatherhead)
Repair or Replace
Electric service weatherhead has no support at front left corner. Opportunity for wear at cable service entrance connection and house interface as wind, ice, and critters load and move cable over time. Recommend electrician firmly affix weatherhead to home.
5.9 POLARITY AND GROUNDING OF RECEPTACLES
Repair or Replace
The three-prong electric receptacle is incorrectly wired at kitchen counter right of refrigerator. Tester indicates “hot & neutral reversed” (reverse polarity). This could cause unpredictable results or present a shock hazard in the event of a circuit fault. Recommend an electrician investigate further and repair the receptacle and/or correct the wiring to the device, as required.
6. CENTRAL AIR CONDITIONING
6.0 CENTRAL AND THROUGH-WALL COOLING EQUIPMENT
Not Inspected
FYI Only: Air conditioning was not tested today due to outside temperature of 65 degrees or less. This is in accordance with Clause 3 of the signed Inspection Agreement and industry standard practice for equipment protection.
6.2 COOLING CONDENSATE PRIMARY REMOVAL (Outside, absence or presence only)
Repair or Replace
Air conditioner condensate drain outside (clear/black plastic tube) is broken and buried at condenser. Recommend repair or replace at break, then remove from ground and lay tube on top of ground and allow water to drain freely 3+ ft away from home to guard against clogging and foundation cracking.
8. INTERIOR
8.2 DOORS (Representative number)
Repair or Replace
(1) The bi-fold door is missing hardware at top at front guest bedroom on right at end of hall. Recommend carpenter repair, as required, to restore original function.
8.3 WINDOWS (Representative number)
Repair or Replace
Windows are stuck or painted shut at garage, living room. Recommend windows be made to open for emergency exit purposes.
9. INSULATION AND VENTILATION
9.0 INSULATION AND VAPOR RETARDERS (Attic)
Not Inspected
FYI Only: Attic access screwed and nailed shut at master bath closet (over kitchen). Not dismantled. Not inspected per ASHI Standards of Practice and your signed Inspection Agreement..
9.2 MECHANICAL VENT SYSTEM (Kitchen, bath, and laundry)
Repair or Replace
The exhaust fan in hall bathroom at upper level makes loud roaring sound when running. Recommend clean, lubricate, or replace, as required, to reduce noise generation and restore original level of service.
9.3 MECHANICAL VENT SYSTEM (Power vents in attic on roof or gable vent)
Not Inspected
A temperature controlled power-assisted attic fan is installed over master bedroom, but due to today’s cool temperatures and no manual controls are immediately evident or accessible, unable to verify operation. Not inspected.

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


Date: 7/23/2007 Time: 1:13 PM Report ID: 31665
Property:
483 Main St
Anytown, GA 30047
Customer:
Valued Customer
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; City of Suwanee Occupational Tax (Business License) No. 00310.

Environmental Conditions at Time of Inspection

Client or Representative Present:
Client
Age of Home (Estimated):
Over 30 Years
Weather:
Cloudy
Outside Ambient Temperature:
Below 60 degrees F
Rain in Last Two 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.
STYLES & MATERIALS
FOUNDATION:
POURED CONCRETE
FLOOR STRUCTURE:
SLAB
WOOD JOISTS
2 X 10
WALL STRUCTURE:
2 X 4 WOOD
CEILING STRUCTURE:
WOOD JOISTS
2X6
ROOF STRUCTURE:
STICK-BUILT
2 X 6 RAFTERS
WOOD SLATS
METHOD USED TO INSPECT CRAWLSPACE:
NO CRAWLSPACE
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=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace


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
WOOD
WALL COVERING STYLE:
BRICK
BOARD & BATTEN
DECK ATTACHMENT METHOD:
DECK IS SELF-SUPPORTING
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=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #

2.0 Decay, peeling paint, and/or damage present or started at wood exterior wall cladding at front of home above garage. See photos for exact locations. Recommend carpenter and painter repair to prevent further damage or decay.

2.0 Picture 1

2.0 Picture 2

2.0 Picture 3

2.0 Picture 4

2.0 Picture 5

2.2 Decay, bare wood, peeling paint, and/or damage present or started at eaves at front left corner (facing front). Recommend carpenter or painter repair to prevent further damage or decay.

2.2 Picture 1

2.2 Picture 2

2.2 Picture 3

2.3 (1) Decay present at door brick molding at garage door on right (facing house). Recommend carpenter repair to prevent further damage or decay.

2.3 Picture 1

2.3 Picture 2

(2) The entry door from rear porch into den has non-functioning knob lock. Recommend carpenter replace knob, as required, to restore original function.

2.3 Picture 3

2.4 (1) Window glass is broken at front of home above garage and at garage. Recommend replace glass or window, as required, to restore original level of service and function.

2.4 Picture 1

2.4 Picture 2

2.4 Picture 3

(2) Open gaps present at window trim at rear left. Recommend painter caulk to keep out water.

2.4 Picture 4

2.4 Picture 5

2.4 Picture 6

2.5 (1) Open gaps present at bricks and mortar at front porch. Recommend repair to help prevent further damage, deterioration, or personal injury.

2.5 Picture 1

2.5 Picture 2

2.5 Picture 3

(2) Decay present at column at corner of front porch. Recommend carpenter repair.

2.5 Picture 4

2.5 Picture 5

2.6 (1) Tree limbs that are in contact with roof or hanging near roof should be trimmed at left side (facing front) near chimney.

2.6 Picture 1

(2) Driveway at front and walkway at main entrance cracked with vertical displacement up to 1 inch. Recommend repair or replace to prevent a tripping hazard and personal injury.

2.6 Picture 2

2.6 Picture 3

2.6 Picture 4

2.6 Picture 5

(3) FYI Only: Humps at garage doors to keep out water will need to be maintained.

2.6 Picture 6

2.6 Picture 7

2.6 Picture 8

2.8 FYI Only: No electric safety eyes for garage door on left (facing house). Client may wish to update to new opener model for this added safety feature.

2.8 Picture 1


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
VIEWED ROOF COVERING FROM:
GROUND
16X BINOCULARS
SKYLIGHT(S):
NONE
CHIMNEY (exterior):
BRICK
ROOF AGE (Estimated):
NEAR END OF SERVICE LIFE
15+ YEARS
IN NI NP RR
3.0 ROOF COVERINGS       X
3.1 ROOF FLASHINGS X      
3.2 SKYLIGHTS, CHIMNEYS, AND ROOF PENETRATIONS       X
3.3 ROOFING DRAINAGE SYSTEMS       X

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #

3.0 Roof decking is damaged and decayed at rear porch cover at least two places. Shingles sunken in these areas. Other areas of main roof at middle have been patched. Roof covering near end of service life. Recommend roofer investigate further and advise repair or replace at porch cover and entire roof surfaces.

3.0 Picture 1

3.0 Picture 2

3.0 Picture 3

3.0 Picture 4

3.0 Picture 5

3.0 Picture 6

3.0 Picture 7

3.2 The metal vent pipe flashing is lifted at rear of home, two places. Recommend professional roofer inspect all roof surfaces further, nail down and seal, as required, to help prevent damage in high wind.

3.2 Picture 1

3.2 Picture 2

3.2 Picture 3

3.3 (1) The gutter is loose at rear of home at center at upper level. Recommend carpenter or roofer correct to help prevent damage to siding or foundation.

3.3 Picture 1

3.3 Picture 2

(2) The gutters are clogged at front of home, rear of home, and left side (facing front). Recommend qualified and properly equipped individual clean gutters to help prevent damage or decay to roof decking, siding, or foundation.

3.3 Picture 3

3.3 Picture 4

3.3 Picture 5

3.3 Picture 6

3.3 Picture 7


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:
NOT FOUND
WATER DISTRIBUTION:
COPPER
WATER DRAIN WASTE AND VENT:
CAST IRON
BRASS
WATER HEATER ENERGY SOURCE:
NATURAL GAS
WATER HEATER CAPACITY:
40 GAL (2 UNITS)
WATER HEATER MANUFACTURER:
CRAFTMASTER
WATER HEATER AGE (Estimated):
NEAR END OF SERVICE LIFE
12+ YEARS
IN NI NP RR
4.0 FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks) X      
4.1 MAIN FUEL SHUT-OFF DEVICE (Describe location) X      
4.2 WATER SERVICE TURNED ON (Yes/No) X      
4.3 EXTERIOR WATER SUPPLY (Hose bibbs)   X    
4.4 WATER MAIN SHUT-OFF DEVICE (Describe location)   X    
4.5 KITCHEN WATER SUPPLY AND DISTRIBUTION SYSTEM AND FIXTURES X      
4.6 KITCHEN DRAIN AND WASTE SYSTEM X      
4.7 BATHROOMS WATER SUPPLY AND FIXTURES X      
4.8 BATHROOMS DRAIN AND WASTE SYSTEM X      
4.9 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS X      

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #

4.1 FYI Only: A main cutoff valve for the gas is located at the gas meter outside. A wrench or pair of pliers may be needed, but a quarter turn is usually all that is required to shut off the gas.

4.1 Picture 1

4.3 Hose bibbs covered. Not inspected.

4.3 Picture 1

4.3 Picture 2

4.4 FYI Only: Could not locate the main shut-off for water. Please ask the current owners for the location. Otherwise, you will need to use a water key at the street meter or have a plumber install one.

4.4 Picture 1

4.9 FYI Only: At 17 years old, the water heater is near the end of its service life. Average life expectancy is 12 years for gas, 14 years for electric water heaters. Recommend budget for new one.

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 AMPERAGE:
150 AMP
ESTIMATED
ELEC. PANEL MANUFACTURER:
ITE
WIRING METHODS:
NON-METALLIC SHEATHED CABLE (ROMEX)
BRANCH WIRE (15 and 20 AMP):
COPPER
PANEL TYPE:
FUSES
IN NI NP RR
5.0 SERVICE DROP (Conductors Prior to Meter, Weatherhead)       X
5.1 SERVICE EQUIPMENT (Meter Attachment, Panel boxes, Covers) AND MAIN DISCONNECT X      
5.2 SERVICE ENTRANCE CONDUCTORS (After Meter), CABLES, AND RACEWAYS (Where visible) X      
5.3 SERVICE GROUNDING (Ufer, Grounding Rods) X      
5.4 LOCATION OF MAIN DISCONNECT (Describe) X      
5.5 LOCATION OF MAIN SERVICE PANEL (Describe) X      
5.6 MAIN SERVICE PANEL AND SUB PANEL INTERIOR COMPONENTS (Wire connections, taps, and terminals) X      
5.7 BRANCH CIRCUIT CONDUCTORS (Wire sizes), OVERCURRENT PROTECTION DEVICES (Breakers, Fuses) X      
5.8 OPERATION OF GFCIs (Ground-Fault Circuit-Interrupters) X      
5.9 POLARITY AND GROUNDING OF RECEPTACLES       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 SMOKE DETECTORS (Absence or presence only) X      

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #

5.0 Electric service weatherhead has no support at front left corner. Opportunity for wear at cable service entrance connection and house interface as wind, ice, and critters load and move cable over time. Recommend electrician firmly affix weatherhead to home.

5.0 Picture 1

5.0 Picture 2

5.1 Cable is sandwiched under panel cover at main service panel. This is not an approved connection method. Recommend monitor for wear.

5.1 Picture 1

5.1 Picture 2

5.4 FYI Only: The electric service main disconnect is located at the main panel (pull handle).

5.4 Picture 1

5.5 FYI Only: The electric service main panel is located at the garage laundry room.

5.9 The three-prong electric receptacle is incorrectly wired at kitchen counter right of refrigerator. Tester indicates “hot & neutral reversed” (reverse polarity). This could cause unpredictable results or present a shock hazard in the event of a circuit fault. Recommend an electrician investigate further and repair the receptacle and/or correct the wiring to the device, as required.

5.9 Picture 1

5.12 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 A/C UNITS:
ONE
CENTRAL AIR MANUFACTURER:
TEMPSTAR
COOLING EQUIPMENT TYPE:
CENTRAL AIR CONDITIONING SYSTEM
COOLING EQUIPMENT ENERGY SOURCE:
ELECTRICITY
CONDENSATE PRIMARY DRAIN METHOD:
PUMP TO OUTSIDE
CONDENSATE PAN SAFETY METHOD:
NO PAN REQUIRED
NO PAN PRESENT
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 NORMAL OPERATING CONTROLS   X    
6.4 DISTRIBUTION SYSTEMS (Fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)   X    
6.5 PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM   X    

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #

6.0 FYI Only: Air conditioning was not tested today due to outside temperature of 65 degrees or less. This is in accordance with Clause 3 of the signed Inspection Agreement and industry standard practice for equipment protection.

6.0 Picture 1

6.2 Air conditioner condensate drain outside (clear/black plastic tube) is broken and buried at condenser. Recommend repair or replace at break, then remove from ground and lay tube on top of ground and allow water to drain freely 3+ ft away from home to guard against clogging and foundation cracking.

6.2 Picture 1

6.2 Picture 2

6.2 Picture 3


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)
BRICK
TYPES OF CHIMNEYS:
BRICK
CLAY PIPE LINER
OPERABLE FIREPLACES:
ONE
NUMBER OF HEAT SYSTEMS (excluding wood):
ONE
HEATING METHOD:
GAS FURNACE (FORCED AIR)
HEATING ENERGY SOURCE:
NATURAL GAS
HEATING DUCTWORK:
INSULATED
NON-INSULATED
GAS FURNACE AGE (Estimated):
MIDDLE THIRD OF SERVICE LIFE
6-10 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 CHIMNEY FLUES AND DAMPERS X      
7.4 HEAT DISTRIBUTION SYSTEMS (Fans, pumps, ducts and piping, supports, insulation, air filters, registers, radiators, fan coil units) 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=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #

7.4 FYI Only: Filter location is in furnace room (see photos). We recommend furnace air filter be changed every 3-4 months.

7.4 Picture 1


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 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=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #

8.2 (1) The bi-fold door is missing hardware at top at front guest bedroom on right at end of hall. Recommend carpenter repair, as required, to restore original function.

8.2 Picture 1

(2) FYI Only: Please be aware metal or solid doors are recommended at garage to house interface to help prevent the spread of fire. Hollow door present. Recommend keep glass storm door in place if keep hollow door.

8.2 Picture 2

8.3 Windows are stuck or painted shut at garage, living room. Recommend windows be made to open for emergency exit purposes.

8.3 Picture 1

8.3 Picture 2


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:
RIDGE VENT(S)
GABLE VENT(S)
SOFFIT VENTS
THERMOSTATICALLY CONTROLLED FAN(S)
ATTIC INSULATION:
BATT FIBERGLASS
FIBERGLASS
IN NI NP RR
9.0 INSULATION AND VAPOR RETARDERS (Attic)   X    
9.1 VENTILATION OF ATTIC AND FOUNDATION AREAS X      
9.2 MECHANICAL VENT SYSTEM (Kitchen, bath, and laundry)       X
9.3 MECHANICAL VENT SYSTEM (Power vents in attic on roof or gable vent)   X    
9.4 MECHANICAL VENT SYSTEM (Whole-house fan) X      

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #

9.0 FYI Only: Attic access screwed and nailed shut at master bath closet (over kitchen). Not dismantled. Not inspected per ASHI Standards of Practice and your signed Inspection Agreement..

9.0 Picture 1

9.2 The exhaust fan in hall bathroom at upper level makes loud roaring sound when running. Recommend clean, lubricate, or replace, as required, to reduce noise generation and restore original level of service.

9.2 Picture 1

9.3 A temperature controlled power-assisted attic fan is installed over master bedroom, but due to today’s cool temperatures and no manual controls are immediately evident or accessible, unable to verify operation. Not inspected.

9.3 Picture 1


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=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace


11. COMPLIMENTARY PHOTO VIEWS

IN NI NP RR
11.0 KITCHEN VIEW X      
11.1 DEN VIEW X      
11.2 DINING ROOM VIEW X      
11.3 LIVING ROOM VIEW X      
11.4 MASTER BEDROOM VIEW X      
11.5 MASTER BATH VIEW X      

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #

11.0 Kitchen View

11.0 Picture 1

11.1 Den View

11.1 Picture 1

11.2 Dining Room View

11.2 Picture 1

11.3 Living Room View

11.3 Picture 1

11.4 Master Bedroom View

11.4 Picture 1

11.5 Master Bath View

11.5 Picture 1

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

 

TM, SM, & © 2005 Parkman Home Inspections, LLC