property inspection report...• uneven slabs at the driveway and walkway. this is a potential...

Report Prepared By: Chris Cook Florida License: HI 8727 Signature: C. Cook

Inspector: Christopher Cook , North Atlanta Property Inspection

Cover Page Property Inspection Report North Atlanta Property Inspection

607 Birkdale Cir , Any Town, GA 32578Inspection prepared for: Report Sample

Real Estate Agent: Ella Payne -

Date of Inspection: 4/16/2018 Time: 1:00 PM Age of Home: 1985 Size: 2648

041618-2

230 White Eagle Drive, Waleska , GAPhone: 770-765-5121Email: chriscook@northatlantapropertyinspection.comwww.northatlantapropertyinspection.com

Inspector: Christopher Cook

North Atlanta Property Inspection 607 Birkdale Cir , Any Town, GA

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Report SummaryReport Summary

The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expense to correct or items I would like to draw extra attentionto. The summary is not a complete listing of all the findings in the report, and reflects the opinion ofthe inspector. Please review all pages of the report as the summary alone does not explain all of theissues.GroundsPage 5 Item: 1 Driveway and

Walkway Condition• Uneven slabs at the driveway and walkway. This is apotential tripping hazard. Recommend repair and orreplacement of the displaced walks.

Page 6 Item: 3 Grounds Electrical • The front porch light is loose.Page 6 Item: 4 Main Gas Valve

Condition• Gas supply attachment rear elevation is rusted beyond use.

Page 7 Item: 7 Porch Condition • The front porch has cracked and damaged tiles.Exterior AreasPage 9 Item: 1 Doors • The living room exterior door has wood-rot to the door frame

and door.• The laundry room door has wood-rot to the door and doorframe.• The laundry room door frame is loose.

Page 9 Item: 2 Window Condition • Window screens are damaged and worn.• Wood-rot noted in window frames under metal facade.• All window frames need to be re-caulked.

Page 10 Item: 3 Siding Condition • Re-caulk all trim as the caulking has cracked and pulledaway from the structure.• There is wood-rot to the siding behind the chimney.• Miscellaneous damaged trim.• Wood-rot under terrarium windows rear elevation.• Gap in siding around electrical outlets. Defective instalation.• Defective trim rear elevation, second story.

GaragePage 14 Item: 2 Electrical • GFI outlet by garage sink did not trip when tested.

• Miscellaneous switch plates and outlet cover plates aredamaged.

RoofPage 17 Item: 1 Roof Condition • Ridge vent right elevation is damaged.

• Rusted class “B” gas vent.

• Flashing on plumbing penetrations is worn and needs to bereplaced.• Main roof has two layers of shingle.

Kitchen1 Item: 3 Dishwasher • The dishwasher door had to be held shut to make it run.Page 22 Item: 4 Condition • Ice maker does not functionLiving RoomPage 26 Item: 2 Fireplace • The fireplace fan is abnormally noisy.Page 26 Item: 3 Window Condition • The windows are defective and lift out of the frame.


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FoyerPage 28 Item: 1 Floor Condition • The foyer floor is not level. The front door drags on the floor

when opened.SalonPage 29 Item: 2 Ceiling Fans • The lights on the ceiling fan do not function.Master Bedroom left rear second story2 Item: 1 Bedroom • Master Bedroom balcony has loose siding, possible moisture

intrusion.Interior AreasPage 36 Item: 2 Window Condition • The windows are original to the location. Several of the

windows are defective. They do not open and close smoothlyand are easily lifted out of the frame.

Master BathroomPage 37 Item: 2 Ceiling Condition • The bathroom ceiling has moisture damage, which appears

to have a failed repair attempt.Page 38 Item: 5 Floor Condition • Flooring appears to have damaged subfloor due to plumbing

leak .Upstairs Hallway BathroomPage 39 Item: 4 Floor Condition • The floor is retaining moisture around the commode.

Commode possibly has a leaking seal. Recommend having alicensed contractor evaluate and repair as necessary.

Page 40 Item: 5 Toilets • A loose toilet and/or loose/soft sub-flooring was observed.This can indicate damage to the sub-flooring beneath thefixture and floor covering. This condition is not visible or fullyaccessible to the inspector without destructive investigation.Client is advised to seek further review by a licensed plumbingcontractor prior to closing for repairs/replacement as required.

Heat/ACPage 43 Item: 2 AC Compress

Condition• The insulation is missing or damaged at exterior refrigerantline.• The condenser was manufactured in 1998 and well beyondits serviceable life. Recommend budgeting for a new unit.

ElectricalPage 45 Item: 1 Electrical Panel • Evidence of water intrusion and heavy rust in electrical

panel. The electrical panel in its current state is a severesafety hazard. Recommend having the electric panel replacedprior occupancy.

AtticPage 46 Item: 2 Structure • Active leaks around plumbing penetrations noted.Page 48 Item: 5 Exhaust Vent • Exhaust fan duct appears to terminate in attic. Have duct

routed to exterior to minimize moisture.


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We appreciate the opportunity to conduct this inspection for you! Please carefullyread your entire Inspection Report. Call us after you have reviewed your report, so wecan go over any questions you may have. Remember, when the inspection iscompleted and the report is delivered, we are still available to you for any questionsyou may have, throughout the entire closing process. Properties being inspected do not "Pass" or "Fail.” - The following report is based onan inspection of the visible portion of the structure; inspection may be limited byvegetation and possessions. Depending upon the age of the property, some items likeGFI outlets may not be installed; this report will focus on safety and function, notcurrent code. This report identifies specific non-code, non-cosmetic concerns that theinspector feels may need further investigation or repair. All components designed for inspection in the INTERNACHI standards of practice areinspected, except those as noted in the report as "not accessible". It is the goal of theinspection to put the home buyer in a better position to make an informed buyingdecision. Not all improvements will be identified during the inspection. Unexpectedrepairs should still be anticipated. The inspection should not be considered aguarantee or warrantee of any kind. Please refer to the pre-inspection agreement for afull explanation of the scope of the inspection. A home inspection is a visual inspectiononly. Latent and concealed defects are excluded from the inspection. The homeinspector assumes no liability or responsibility for unreported defects or deficiencies.Should a dispute occur the home inspector may only be held liable up to theamount of the inspection.


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Inspection Details 1. AttendanceIn Attendance: Client present • Buyer Agent present

2. Home TypeHome Type: Single Family Two Story

3. OccupancyOccupancy: Vacant


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Grounds 1. Driveway and Walkway ConditionMaterials: Concrete driveway noted. • Concrete sidewalk noted.Observations:• Uneven slabs at the driveway and walkway. This is a potential tripping hazard. Recommend repairand or replacement of the displaced walks.

Settling cracks in the driveway. Typical representation of the heaved driveway andwalkway.

Trip hazard in the walkway.2. Patio and Porch DeckObservations:• The rear patio slab has miscellaneous settling cracks.


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The rear patio has typical settling cracks.3. Grounds ElectricalObservations:• The service entrance is in proper working order.• The front porch light is loose.

The front porch light is loose. The service entrance is located on the leftelevation.

4. Main Gas Valve ConditionMaterials: The gas meter is located on the right elevation.Observations:• Gas supply attachment rear elevation is rusted beyond use.


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The gas meter is located on the right elevation. Gas supply attachment rear elevation is rustedbeyond use.

5. Exterior Faucet ConditionObservations:• The exterior faucets functioned properly.

6. PorchObservations:• Front Porch

7. Porch ConditionObservations:• The front porch has cracked and damaged tiles.


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The front porch has cracked and damaged tiles.


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Exterior Areas 1. DoorsObservations:• The living room exterior door has wood-rot to the door frame and door.• The laundry room door has wood-rot to the door and door frame.• The laundry room door frame is loose.

The living room exterior door has wood-rot to thedoor frame and door.

The laundry room door has wood-rot to the doorand door frame.

The laundry room door frame is loose.2. Window ConditionObservations:• Window screens are damaged and worn.• Wood-rot noted in window frames under metal facade.• All window frames need to be re-caulked.


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The window screens are worn and damaged. Wood-rot noted in window frames under metalfacade.

Re-caulk window frames as necessary.3. Siding ConditionMaterials: Brick facade noted. • Vinyl siding noted.Observations:• Re-caulk all trim as the caulking has cracked and pulled away from the structure.• There is wood-rot to the siding behind the chimney.• Miscellaneous damaged trim.• Wood-rot under terrarium windows rear elevation.• Gap in siding around electrical outlets. Defective instalation.• Defective trim rear elevation, second story.


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Re-caulk all trim as the caulking has cracked andpulled away from the structure.

Wood-rot to the wood siding behind the chimney.

The trim right front corner is damaged. Garage door trim is damaged.

Wood-rot under terrarium windows rear elevation. Gap in siding around electrical outlets. Defectiveinstalation


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Open trim rear elevation second story. Bare exposed wood noted.4. Eaves & FaciaObservations:• The fascia and soffits are in serviceable condition.

Typical representation of the fascia and soffits.


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Foundation 1. Foundation WallsObservations:• The foundation is in serviceable condition.


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Garage 1. Floor ConditionMaterials: Bare concrete floors noted.Observations:• Common cracks noted.

2. ElectricalObservations:• GFI outlet by garage sink did not trip when tested.• Miscellaneous switch plates and outlet cover plates are damaged.

GFI outlet by garage sink did not trip when tested. Miscellaneous switch plates and outlet coverplates are damaged.


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Miscellaneous switch plates and outlet cover plates are damaged.3. Garage Door ConditionObservations:• No deficiencies observed.

4. Garage Opener StatusObservations:• Chain drive opener noted.• Appeared functional using normal controls, at time of inspection.


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5. Garage Door's Reverse StatusObservations:• Eye beam system present and operating.


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Roof 1. Roof ConditionMaterials: Inspected from roofMaterials: Asphalt shingles noted.Observations:• No roofing permit on file. Post Ivan roof 2004• Ridge vent right elevation is damaged.• Rusted class “B” gas vent.

• Flashing on plumbing penetrations is worn and needs to be replaced.• Main roof has two layers of shingle.

Front elevation Main ridge

Rear elevation. The ridge vent is damaged in several locations.


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The gas vents are rusted. Replace or repair. The main roof appears to have two layers ofshingles.

Flashing on plumbing penetrations are worn and need to be replaced.2. ChimneyObservations:• No major system safety or function concerns noted at time of inspection.


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Laundry Room 1. Condition

The laundry room is in serviceable condition.


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Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include astove, dishwasher, sink and other appliances.

1. Cabinets

Tighten cabinet hinges and hardware as necessary.2. Counters

The kitchen counters are in serviceable condition.3. DishwasherObservations:• The dishwasher door had to be held shut to make it run.


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The dishwasher door had to be held shut to make it run.4. ConditionObservations:• Ice maker does not function

5. Cook top conditionObservations:• Electric cook top noted.• All heating elements operated when tested.

All heating elements operated when tested.6. Oven & RangeObservations:• Oven(s): Electric• All heating elements operated when tested.


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7. Garbage DisposalObservations:• Operated - appeared functional at time of inspection.

8. SinksObservations:• Stains from presumed past leaks noted.• Supply and drainage was normal at the top of the inspection.

9. PlumbingObservations:• Copper supply lines noted.


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10. Walls & Ceiling


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Formal Dining Room 1. Dining RoomObservations:• The Dining Room is in serviceable condition.


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Living Room 1. Serviceable ConditionObservations:• The walls and ceiling are in serviceable condition.

2. FireplaceMaterials: Living RoomObservations:• Damper was opened and closed several times.• The fireplace is in serviceable condition.• The fireplace fan is abnormally noisy.

3. Window ConditionObservations:• The windows are defective and lift out of the frame.


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The windows are defective and lift out of the frame.


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Foyer 1. Floor ConditionFlooring Types: Hardwood flooring is noted.Observations:• The foyer floor is not level. The front door drags on the floor when opened.

Notice the door impacting the floor.

Note location of bubble.


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Salon 1. LocationsLocations: Rear elevation off kitchen

2. Ceiling FansObservations:• The lights on the ceiling fan do not function.

The lights on the ceiling fan do not function.3. Wall ConditionObservations:• The walls are in serviceable condition.

4. Ceiling ConditionMaterials: There are wood plank ceilings noted.Observations:• Large stains noted on the ceiling. They tested dry at the time of the inspection.


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Moisture stain near the vent tested dry at the time of the inspection.


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bedroom Downstairs Front Elevation 1. LocationsLocations: South West#3

2. Condition

3. Doors

The closet doors do not open or close properly.


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Master Bedroom left rear second story 1. BedroomObservations:• The bedroom is in serviceable condition.• Master Bedroom balcony has loose siding, possible moisture intrusion.

Master Bedroom balcony has loose siding, possible moisture intrusion


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Bedroom Right Rear Second Story 1. BedroomObservations:• The bedroom is in serviceable condition.


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Bedroom Left Front Second Story 1. BedroomObservations:• The bedroom is in serviceable condition.


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Landing 1. ConditionObservations:• The walls and ceilings are in serviceable condition


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Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms,Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist ofhallways, foyer, and other open areas. Within these areas the inspector is performing a visualinspection and will report visible damage, wear and tear, and moisture problems if seen. Personalitems in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert shouldbe consulted if you would like further testing.

1. Stairs & HandrailObservations:• The stairs are in serviceable condition.

2. Window ConditionMaterials: Aluminum framed sliding window noted.Observations:• The windows are original to the location. Several of the windows are defective. They do not openand close smoothly and are easily lifted out of the frame.


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Master Bathroom 1. LocationsLocations: Master Bathroom

2. Ceiling ConditionObservations:• The bathroom ceiling has moisture damage, which appears to have a failed repair attempt.

The bathroom ceiling has moisture damage, which appears to have a failed repair attempt.3. CabinetsObservations:• No deficiencies observed.

4. Counters

The cabinets are in servicaeable condition.5. Floor ConditionMaterials: Vinyl squares (tiles) are notedObservations:• Flooring appears to have damaged subfloor due to plumbing leak .


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The floor is around the commode and shower.Possible leaking wax seal or shower pan.

Elevated moisture level.

6. Showers

The shower and bath functioned properly.


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Upstairs Hallway Bathroom 1. LocationsLocations: Upstairs Hallway Bathroom

2. Walls & CeilingObservations:• The walls and ceiling are in serviceable condition.

3. Ceiling ConditionObservations:• Small stains noted on the ceiling. They tested dry at the time of the inspection.

Small stains noted on the ceiling. They tested dry at the time of the inspection.4. Floor ConditionMaterials: Sheet vinyl flooring is noted.Observations:• The floor is retaining moisture around the commode. Commode possibly has a leaking seal.Recommend having a licensed contractor evaluate and repair as necessary.


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Elevated moisture level.5. ToiletsObservations:• A loose toilet and/or loose/soft sub-flooring was observed. This can indicate damage to the sub-flooring beneath the fixture and floor covering. This condition is not visible or fully accessible to theinspector without destructive investigation. Client is advised to seek further review by a licensedplumbing contractor prior to closing for repairs/replacement as required.

Soft subfloor near commode.


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Downstairs Bathroom 1. LocationsLocations: Downstairs bathroom

2. BathroomObservations:• The bathroom is in serviceable condition.


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Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is theclimate control system for the structure. The goal of these systems is to keep the occupants at acomfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs ata minimum. The HVAC system is usually powered by electricity and natural gas, but can also bepowered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls.For a more thorough investigation of the system please contact a licensed HVAC service person.

1. Heater ConditionMaterials: The furnace is located in the garageMaterials: Gas fired forced hot air.Observations:• The gas furnace functioned properly at the time of the inspection.

Manufactured by CarrierM/N: 58STA09-16S/N: 2413A14372

Manufactured: June 2013


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2. AC Compress ConditionCompressor Type: ElectricLocation: The compressor is located on the right elevation.Observations:• The condensation did function at the time of the inspection.• The insulation is missing or damaged at exterior refrigerant line.• The condenser was manufactured in 1998 and well beyond its serviceable life. Recommendbudgeting for a new unit.

Manufactured by RheemM/N: RAKA-0372JAZ

S/N: 5429 M4598 0621Manufactured: October 1998

Unit is located left elevation.


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Water Heater 1. Water Heater ConditionHeater Type: GasLocation: The heater is located in the garage.Observations:• Tank appears to be in satisfactory condition -- no concerns.• For its age the water heater is in surprisingly good condition.

The water heater is located in the garage. Manufactured by RheemM/N: 22V50-1

S/N: 1285A05297Manufactured: December 1985


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Electrical 1. Electrical PanelLocation: Panel box located in garage.Observations:• Evidence of water intrusion and heavy rust in electrical panel. The electrical panel in its currentstate is a severe safety hazard. Recommend having the electric panel replaced prior occupancy.

It appears that the wax seal on the masterbathroom commode failed causing water to

accumulate in the panel.

Bus bar is heavily corroded.


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Attic 1. AccessObservations:• Scuttle Hole located in: garage and hallway

2. StructureObservations:• Active leaks around plumbing penetrations noted.

Active leaks around plumbing penetrations noted. Active leaks around plumbing penetrations noted.

Active leaks around plumbing penetrations noted.3. Duct WorkObservations:• The ductwork is in serviceable condition.


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4. Insulation ConditionMaterials: Loose fill insulation noted.Depth: Insulation averages about 6-8 inches in depthObservations:• Insulation appears adequate.

The insulation is in serviceable condition.


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5. Exhaust VentObservations:• Exhaust fan duct appears to terminate in attic. Have duct routed to exterior to minimize moisture.

property inspection report...• uneven slabs at the driveway and walkway. this is a potential...

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